Gobs of opportunity 

I'm located in Central Washington (Wenatchee Area) and I have a Cash Out Refinance scenario that I need a solution to and i'm hoping you all can enlighten me on some ideas or referrals.We have 2 properties (1 - Four-plex, & 1 - Duplex) with 2 loans that we would like to consolidate into 1 loan on the 4plex with the duplex then owned free and clear to make available to open a LOC for future investing opportunities as they arise.We owe 158 on the 4-plex and 91 on the duplex for a total of 249kthe initial appraisal came back at 300k for the 4-plex but it's very low for our local market.

It will take a bit of luck finding the low rise opportunity in the  near loop discovered areas, but there is lots of work to do farther out. 

Based on some of the information I have gathered from Brian, along with some of my own research, I believe a crowdfunded deal or a private lending opportunity may be my best bet with this vehicle. 

@Jeff Johnson The only way I can see that happening is if there was a national recession and even if there was a slight "cool down" period, there are many investors ready to jump on opportunities.

He's not interested in selling it yet however definitely wants to look into investment opportunities. 

On the flip side, I don't believe in timing the market and I love real estate, so I don't want to miss opportunities to grow my real estate business.Anybody that was heavily hit by the last recession that could offer thoughts on the right balance between leverage and risk during good times?

I have an opportunity to partner with a builder on a duplex project where I could get 25% of the net profit, however, the project won't be ready to sell until about this time next year. 

They can have good cash flow and plenty of room for value add opportunities.

I believe even though the prices are high, there is opportunity to be had.Anyone in the SF Bay Area/East Bay successfully house hacking or BRRRRing here?