My wife and two kids may be moving to Vancouver later this year. We live in North Carolina currently. We have two SFH rentals (approx $400k for each) and a large condo at Carolina beach (approx $650k) and our prima...

Hi everyone,I’m looking for some direction on next steps and would really appreciate collective guidance from this group.Here’s a snapshot of my current situation:Portfolio2 single-family homesOne is my former primary, now a rentalOne is my current primary (previously an investment property)2 three-unit multifamily propertiesEach worth approximately $1MOwned 50/50 with a partnerRecently refinanced at 75% LTV, 7.1% rate, 3-2-1 prepaymentEach cash flows about $800/monthFormer Primary (Rental)Rent: $6,200/monthMortgage: ~$7,400/month (FHA loan at 6.625%)Value: ~$1.1MNegative cash flow of ~$1,200/monthI did a cash-out refi ~2 years ago (pulled ~$200k to fund multifamily investments), which raised the rate from ~3% to 6.625%I’m unsure whether I’ll realistically be able to:Refinance into a better rate or out of FHA in the future, orIf selling once the tenant leaves is the more prudent option to stop subsidizing the propertyCurrent PrimaryPreviously held in an LLC as an investmentHigh interest rate (~11%)Now in the process of a rate-and-term refinance after moving it into my personal nameTargeting ~75% LTV (value ~$1.5–1.6M)Considering adding a HELOC post-refi to create liquidity for future investmentsIncome & GoalsCombined W-2 income: ~$310kGoal: scale cash flow aggressively enough to eliminate the need for W-2 employmentPortfolio cash flow is modest on a consolidated basisAppreciation has been strong, and I’ve used cash-out refis to continue acquiring and stabilizing assetsChallengeWhile multifamily and BRRR strategies have worked for equity growth, the timeline (8–12 months per deal) and resulting cash flow haven’t been sufficient to replace active income quickly.

We have five long term rentals.

If your 3BR is at $3000 today and grows 5 percent annually, you are looking at closer to $3800 in five years.

Spend 15 minutes on those five things -- rents, neighborhood, taxes, insurance, rough repair cost -- and if it fails any of those, stop.

Five properties is exactly when the 'Excel Tax' starts to cost more than a pro.

The seller wants to do a land contract at 8% with a five year balloon. 

I have been managing a small portfolio of multi-family properties in the South Sound area for about five years -- a 4-plex and a couple of smaller multis.

She said that he will start working at Five Guys but is not on the schedule yet.

This apparently was never discussed with the seller (we assumed it had been given we mentioned it three times to no response from agent).