Patience, seller had contact issues and banker switched to two separate loans at the last moment.

Idenitfy properties with enough deferred maintenance for a discount and not enough for Full scale renovation.With 10+ unit properties, you can utilize more DSCR loans and drive the value through the income approach to valuation. 

This seems like it may be the least intensive, and one of the more affordable options as you qualify for more optimal loans if the house serves as your primary residence 

My loan has bounced around a bit but is now with Western Alliance Bank at a rate I don't want to lose.

Title company would do the private money loan paperwork. 

Assuming you are taking a 401k loan and not a withdrawal, you can pay that loan down quicker.

Maybe sell a portion of the least favorite and 1031 consolidate into larger commercial deals?

We have two new construction projects getting ready to break ground, 2 cash out delayed financing loans in process, and almost at the end of our first debt cycle, getting ready to emerge into the next phase of our growth stage.

An offer was put in but the loan to close for that buyer was after our closing date.

My biggest draws are at the back end where the draw for the home itself is taken DAY OF DELIVERY. this means that I am not paying interest on a loan for the home itself until after the thing is finished.