I don't think I have quite enough equity to do a cash-out refi (Each of my current properties cash flows between $500-700/month)3) Pay down debtI have about 15k left on a car loan ($300/month) and 25k left on a 401k loan ($650/month) which I used to fund property 3 and 4.I am curious to know what you guys would do and am open to any other ideas!

I personally think it's one of the best in the country right now.

Would love to see how I could possibly help you out with connecting you with the right people.

Interested rates are too high right now, though. - Would pivoting to hard money lending make more sense for my current situation?

I'm in California right now living with my aging mother.

Triplexes and quadplexes are rare and if they are up on the market they are either new construction and very expensive with no cash flow or they need a tremendous amount of work. 

I have about 10K but that's not going to get me anything right now.

I was left with (and still use) Quickbooks Online.

And also, pricing at 7% with that low of a FICO is highly unlikely, unless I am missing something here@Robin Simon I'm not familiar with the quote but confirming our minimum FICO currently is 640 however if there is a partnership (multiple full joint and several recourse guarantors) we currently take the higher of the two median FICOs if equal ownership % Also - 7.625% is certainly in our ballpark currently - doesn't seem unreasonable with our rates right now! 

I'd recommend Pocono Summit and Locust Lake, both hot spots right now with a handful of good listings.