Need advice- HELOC or Refinance for 2nd investment property

[Jillian Alonge]

I would like to purchase a co-living space or duplex this year. I have my first home rented out, it's currently not in an LLC and I would like to pull equity out to purchase my next rental property. I'd also like to put the property in an LLC to protect it. I'm debating to pull out a HELOC then do a Quit claim deed into the LLC but worried about the due on sale clause. Wondering if I should just wait until rates drop and refinance into the LLC or do the quit claim deed (and no HELOC) and just save up for my down payment for the next property. Any feedback/recommendations would be appreciated.

[Khalid Bryan]

Hey! First off, congrats on being in a position to scale your real estate portfolio. You’re asking the right questions, and it’s great to see you thinking strategically.

My Take on Your Situation

Since you already own a rental and want to expand your portfolio, your main decision points are:

1. How to pull equity to fund your next deal

2. Whether to transfer your current rental into an LLC

3. How to position yourself for long-term growth

Here’s how I’d approach it:

HELOC vs. LLC Transfer & the Due on Sale Clause

• HELOC: If you take out a Home Equity Line of Credit (HELOC) on your rental, most lenders require the property to stay in your name. If you transfer it into an LLC after securing the HELOC, your lender could invoke the due-on-sale clause, meaning they could demand full repayment of the loan immediately.

• LLC Transfer: While many investors do quit claim deeds to transfer properties into LLCs, some lenders don't enforce the due-on-sale clause as long as you keep making payments on time. But it's a risk you need to be aware of.

What I’d Recommend for Asset Protection & Financing

• If you're worried about the due-on-sale risk, keep the rental in your name for now and hold off on transferring to an LLC until:

• You refinance into a commercial or portfolio loan that allows for LLC ownership.

• You’ve fully paid off the mortgage, eliminating lender control.

• Instead of transferring the title, consider using strong landlord insurance, an umbrella policy, or a land trust (with your LLC as the beneficiary) for added liability protection.

Your FHA Loan Potential for Another Property

• Since your first home is already a rental but was likely purchased with an FHA loan, you may still be eligible for another FHA loan—but only if you meet one of these conditions:

• You relocate at least 100 miles away from your current home.

• You can prove you need a larger home due to family size changes.

• You can show financial hardship requiring a new primary residence.

• If you qualify, you could use FHA's 3.5% down payment to acquire a duplex or co-living property, live in one unit, and rent out the rest. This is one of the best ways to scale a portfolio while keeping low out-of-pocket costs.

Big Picture: The Best Move for You

• If you need funds now, a HELOC in your name makes sense—but keep the rental in your personal name to avoid triggering the due-on-sale clause.

• If you're focused on protection, hold off on the LLC transfer or explore a land trust.

• For your next purchase, check if you can leverage FHA financing again—it's one of the most powerful ways to scale quickly.

Resources to Learn More

• Due on Sale Clause & LLC Transfers: Nolo.com

• FHA Loan Rules for Multiple Properties: HUD Handbook 4000.1

• Scaling from Single-Family to Multi-Family Investing: “The House Hacking Strategy” by Craig Curelop

Hope this helps! You’re thinking the right way—keep building, and you’ll be in a great position for that apartment building loan in 10 years. Happy investing!

Disclaimer: I am a licensed real estate broker associate in Florida, not a financial advisor, lender, or attorney. The information provided is based on my experience and industry knowledge but should not be considered legal, tax, or financial advice. Always consult with a qualified attorney, CPA, or mortgage professional before making investment or financing decisions.