@Allan Smith We've seen SFH properties with a purchase price as low as $150,000 benefit from a cost segregation study.

Almost every syndication and fund out there has been built on low-interest rates and their strategies don't allow for much margin of error.

I would suggest you talk to a mortgage broker or a bank though - if those homes are zoned commercial you will probably have a hard time getting an FHA or low down Conventional mortgage.

Your remaining balances weren’t entirely clear on the two mortgages, they are really low rates, so instinct is not to refinance them, but sometimes it is worth it for the longer term vision.It also seems like you may be considering tapping your equity to replace your income, without knowing your age or long term goals, this doesn’t seem like a great idea on the surface.If you are interested in jumping into real estate full time to replace your income you should realize that is probably going to take 12-24 months.

. $480,000 sales price, and all 8 units are rented out at $750 but could easily be raised to high 800's or even low 900's.

The Payment is not an issue but I’ve just never done owner financing and someone suggested this method as a way to acquire section 8 homes in low crime areas.  

Few will do them, and those that will, have very low leverages and higher fees. 

Securing loans with a low credit score is possible through private or HM lenders.

Are you priced fairly and have a low security deposit?

Honestly that’s the reason I even considered a cash out refi sacrificing my low rate for a greater return in an investment.