I'm looking for options for possible next moves for one or all three of our single-family rental properties in the Austin and San Antonio areas.

Our current portfolio looks like this:LTR that is worth 150k with 65k of debt left on it at 3.65% on a 20 year loan - PITI = $785 per month - long term tenants paying $1650 per monthLTR that is valued at 110k with 45k of debt left on a 4%, 20 year loan - PITI = $583 per month - long term tenants paying $1550 per monthSTR that is valued at $275k with 155k of debt left on a 3.5%, 30 year loan - PITI = 1080 per month - brings in over 35k per year gross for the last three years.Would you do a cash out refinance on one of the properties to pull out some of the equity to pay off the $48k HELOC or would you sell one of the LTR properties to pay off the HELOC?

Say you lived in the property for two years and rented it out for three, you would still qualify for the full 121 exclusion.

Total rent between the three is $3200/month.I have an adjustable 20 year mortgage with a balance of $100,000~ at 4.95% that is set to adjust in 2026.I also have a HELOC on that property at $180K~ with a 9.75% rate. 

The benefit of working with DSCR lenders is that those lenders generally have shorter seasoning periods to use for doing a cash out on the new appraised value- such as three or six months.

My three steps to success are very similar:1. 

Try interviewing at least three managers.1.

Quote from @Eric Prescott: Yes, I understand that appreciation often means less cash flow and good cash flow typically means weaker appreciation, but there is a sweet spot where there is decent appreciation and sufficient cash flow to cover expenses so that the property pays for itself, and that is what I'm honing in on. 

.• Sales Recency: Did any of the comparable sales close more than three months ago?

I recently purchased a three family with a 50% finished basement that currently is only used for laundry.