No deal in sight...its called underwater we as  wholesalers need equity to make a deaal happen.

Based on this information, I'm assuming you're looking for equity growth and not cashflow?

It doesnt cashflow well and refinancing to a lower payment is basically just having your equity make monthly payments to you, you aren't really gaining anything. 3.

All equity and cash flow is 50/50.

Own any properties with equity for a bridge-cash-out?

The back-up plan is to simply flip the property and take the cash out now for the next project.The Project (2 unit Multi-Family):Acquisition/rehabLand Acquisition:     275k (I'd use my cash to buy)Hard Money Loan:  100k (I might use my home equity line at 4% APR over 20)ARV:                           465k (This is my best assumption based on other comps)Refinance:                348,650Cash out:                  26,250Income:Rent:                         1800x2 (This is conservative)Capex/Maint.          300x2Expenses:                400 (water/trash/electric/sewage/insurance)Using these numbers the property looks like it generates a COC return of about 30% per anum (on the 26k outstanding).

It suggests up to 20% reduction in equity on rental units if Prop 10 passes. 

Option 4: Probably not an option as you recently purchased your primary residence so don't have the equity to borrow against.Option 5: Talk to a lender about mortgage options.

I live in the Philadelphia area and currently have 6 rentals that have some equity in them.

But I also see 1% of the capital raised, 1% of the total of debt plus equity, and 1% of the property value (typically determined by a cap rate specified in the calculation in the operating agreement).