I get there and find that it's not easy at all and would kill a lot of time.

@Mike DeLongWhy not kill 2 birds with one stone?

Nothing you learn in school will help you kill it in real estate. 

but property tax on both Williamson and Travis counties are killing the C.F. it's shrinking significantly every year.

I know many people would kill for that type of job and I’ve been thankful for it, but for the last year, while I’ve learned about real estate and taken the plunge with these first apartments, I’ve begun to think a lot about doing something different.

(equity kills cash flow)Also keep in mind, if you consider appreciation, you make the same regardless what you put down, so again the less the better.Ideally my perfect purchase is 100% financing with what ever positive cash flow that will produce. 

Then go make a killing.

An even easier way than converting an easily financed 4-plex into a commercial only 5-plex (killing equity, in my opinion) would be to simply call some lenders at local banks up and request a meeting with them.Tell them about your financial situation, partner, and ask what they would like from you to do a deal.  

Equity kills cash flow.

Now I'm still learning so don't kill me if I'm wrong but I looked at your numbers to learn.