I know my mortgage payment would go up the amount of rental income I receive should cover that new payment with their still being some cash flow.I would like to get out of my current FHA so I have the option to use it for my next MF purchase (if that is even allowed I am not sure).My question is what am I looking at currently for rates on 15 year refi conventional loans?

BiggerPockets doesn't allow marketing of any kind in the public forums.

However, as I look at today’s market, I see that the conditions that allowed for explosive growth back then have changed.

Keep the house and allow it to appreciate more.

That would certainly allow you to sell and do a 1031 exchange with just your interests.In your situation however, it sounds like you have each taken title to one of the properties. 

The expense tracking feature is especially helpful, as it allows me to categorize expenses and track them over time.Another great feature is the tenant communication tool.

A 1031 exchange would allow you to sell the property and use all of that equity and deferred tax from the profit to purchase something that would produce better cash flow from the beginning.

Do the rest of those states allow non-licensed lending on owner-occupied?

Some lenders may allow up to 85% financing on a multi-family purchase. 

They'll typically handle everything from leasing to maintenance to evictions which will allow you to devote more of your time to building capital and continue investing.