Because of 12 other emergencies happening at the same time, I just withdrew the money,  and didn’t put the property into an IRA.

Doubt you’d need a call service (unless you desire that) starting out... two things that’ll genuinely be an emergency: flood & fire.

So for my first potential I am thinking about refinancing my primary residence just NW Atlanta so that we can have the down payment on a slightly bigger home as well as pay some debt off and establish an emergency fund.

That means in your situation, once you build 8 unit apartment, and had to sell due to emergency, you will lose money.What city did you look to build?

If the expectation is to resolve the sewer backup, it is an emergency call as no tenant can use toilets and kitchen the rotor rooter treatment should be an overnight thing.   

Poor planning on your part does not create an emergency on ours.

-only debt: $100/mo for student loan-credit score falls within the excellent range-~28k total to put into a deal, leaving 8k for family emergencies

I also have a 3 month emergency fund to cover any unexpected costs and will set aside 15% of the rental income for vacancy and maintenance costs.

I could tease this out more, but the main reasons are 1) a down economy, 2) an emerging economy, 3) AAA property locations, 4) lack of credit available, and 5) historical buildings (very sturdy construction, 3-4.5m ceilings, etc) that are very undervalued at the moment for mostly aesthetic reasons that can be fixed quite easily.

Save up a reserve fund to afford the rental costs and rely on a credit card only for an unexpected emergency.