And maybe look at doing a consolidation exchange to use all of that equity to  buy something larger where you can start to get economies of scale.

One unit has tenants I would like to keep (it is much larger and draws much better rents).

To answer your question about the 203k, yes this property would qualify in this scenario as long as the residential portion of the property is larger (51% or more) than the commercial space. 

I sold a beachfront home last year that was ICF constructed in 2000 with a metal roof on concrete pilings and the insurance went up triple what my larger 2019 stick built with shingle roof 6 lots down is. 

We learned that Xcel energy can be a real nightmare to work with during a panel swap.

Also i think it may be size of property. my experience and discussions, VRBO tends to be older members looking for larger properties.

If you have a larger portfolio & some infrastructure behind you it can be nice because you can off set your losses with all of your gains.

If someone attempts to fix and gets hurt in a larger way I felt I could be liable.

@Adam ZbiciakI've been pricing these in the high 8's and low to mid 9's for most scenarios, similar to as you've described here.If you have a larger loan, stabilized with good cash flows, strong experience with 9+ properties, and strong liquidity, I've quoted these in the 5's (at par) at 55-60LTV with a Family Office I work with. 

@Alex Capozzolo I've done quite a few new construction projects in Philadelphia, mostly in the 2-4 unit range, but some larger as well.