portfolio loan of 3 or separate loan

I have 3 small deals that I'm trying to refi into a portfolio loan. 2 of them are already at 70 LTV. however they are all in the $100k range in price. Wanted to refi all together. My 3rd deal is 35% LTV. I would pick up some cash and use the proceeds to buy another property. But the fees on a $100k property start to eat into the cash out. So i have been trying to get them in a 3 house portfolio, but struggling to get that done. Anyone have any thoughts?