Private cash and group deals mean working with lenders or partners for down payments and closing fees.

Additionally, there are often fees associated with belonging to an HOA, which can be an added financial burden.Ultimately, it comes down to your goals and deciding which choice will most effectively support them.

Plus real estate is tax advantaged!

This would help you avoid any fees in you want to break the portfolio.

They can have a month to month now at a much higher rate or a lease that renews until whatever month you think makes sense for you with a significant lease break fee.

Is your DSCR ratio greater than 1-meaning are you cash flowing (according to the lender's criteria of mortgage, property taxes and insurance (and HOA) if applicable).

The other two options require spending money that is basically going out the door to lots of fees and expenses of exiting your current house and getting into a new one.If you were just looking to move, that is perhaps a different story… If your house isn’t working for you, for instance.

A cash out could very well be 50% to 70%, (or they may not do cash outs) depending on the lender so you'll need to ask and shop  around.Each property must be appraised and title insurance obtained on each, so you're not saving much in loan costs except they may close as one transaction, filing fees will be applied to  each property as well.

Also,  when I handle a "multipack" of files the borrower receives a discount on total fees. 

As if they start the legal process the fees will go up significantly and you will continue to get further behind.