That is like the dream scenario lined up for you! 

@Nathan Murray the answer to this question may depend highly on exactly what type of loan you are looking for as I use two different banks, 1 for commercial lending (5 year balloon, 20-25 year amortization) and more products for rehab versus another for conventional lending (30 year fixed).

I love to see line item example between avg hard money vs traditional local bank?

Most quality product is trading in the 5's and 6's. 

We have decent equity in the investment properties and wanted to ask whether it would make more sense to sell all 3 and 1031 into a 10-20 unit or keep them and take out a home equity line for the down payment?

I renamed it Tenant Invoice Not Paid because it lets me see how much money is still owed to me at any given time.Make sure you choose Accounts Receivable in the Account ColumnMake sure you enter the rental amount in the Debit ColumnMake sure you type in the tenant's name in the name columnSecond Line type in the bank name or choose it from the list because we are going to backout the money that bounced.Make sure you choose the Credit Column and type in the rental amountMake sure you choose the tenants name in the name columnStep 2:  Billing your tenant for NSF fees and Late FeesBecause we did a journal entry for the rent that bounced, the old invoice, the original invoice is still outstanding and active. 

When I bought this property , I knew this will go up and I would be able to get rid of my PMI.If I get rid of PMI, I can still get a Home Line of equity on my house right?

Ask for Allison while dialing their main line (their general number is on their website).

Meaning they will not allow me to use my equity to obtain a line of credit.   

We will definitely check further into the laws but just want to make sure we are not out of line with our requests!