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.

As a mortgage broker with over 25 years of experience, I understand how urgent it can feel when you need a construction lender quickly, especially in a market like Oceanside.

Quick check is simple take yearly rent, knock off a vacancy buffer, some money for a manager even if you plan to run it yourself, plus repairs and big ticket items, then subtract taxes and insurance and see what that gives you at say an 8 cap and a 9 cap.

I work full time and view this primarily as a long-term wealth and financial-independence strategy rather than a quick cash-flow play.

It positions you as a true partner, not just someone opening doors and submitting offers.The real value-add is efficiency - helping investors quickly eliminate bad deals and move confidently on strong ones.

They also use automated appraisals so can be as quick as 5 day fundings.

Here are the books I would recommend for you to read/listen for fundamentals in real estate:Strategy:Rich man in Babylon Robert Kiosaki- Rich Dad Poor Dad- Cashflow Quadrant- Guide to investing- Real book of Real EstateReal Estate Journey:Ken McKelroy- ABCs of Real Estate Investing- Advanced book of Real Estate Investing- ABC of Property management

That focus pays the bills.But continuity, the ability to generate income across cycles, comes from understanding value at a deeper level and being willing to step outside the standard “ARV minus repairs” playbook when the situation calls for it.Most people tried to sell a structure.We sold dirt.And on the call where I guided the buyer through paying for the assignment, he mentioned he and his wife are building a trailer park and need help sourcing more land.One deal turned into a dedicated buyer.When I first started, I was introduced to the 1-1-1 method: one target market, one marketing strategy, one property type.

Calculators play a key role in quickly analyzing market news and data, helping users understand changes, trends, and potential impacts.

They also use automated appraisals so can be as quick as 5 day fundings.