Both have difficulty cash flowing positive in this real estate environment.  

I personally would not settled for a DSCR loan in this market and put myself in a position where I am unable to refinance. 

I was thinking that would be a good start, but I wasn't positive if there was something else.  

Hypothetical:A property is 800k and seller is willing to carry 400k at 0% in second position.

:Class A Properties:Cashflow vs Appreciation: Typically, 3-5 years for positive cashflow, but you get highest relative rent & value appreciation.Vacancy Est: Historically 10%, 5% the more recent norm.Tenant Pool: Majority will have FICO scores of 680+, zero evictions in last 7 years.Class B Properties:Cashflow vs Appreciation: Typically, decent amount of relative rent & value appreciation.Vacancy Est: Historically 10%, 5% should be applied only if proper research done to support.Tenant Pool: Majority will have FICO scores of 620-680, some blemishes, but should have no evictions in last 5 yearsClass C Properties:Cashflow vs Appreciation: Typically, high cashflow and at the lower end of relative rent & value appreciation.

Even with that being said, your holding cost is still positive on the second one. 27k of appreciation at 3% annualized. would cost you 4800 to get that not including loan paydown or the tax benefits of holding it at a loss each month. 

Had a nice positive cashflow until approximately 1 year ago when I had increase in property tax and HOA, plus had  insurance increase, which decreased my cash flow to nearly $0.

Now, that said, your location is still good as Athens is a growing area and I've heard positives about it from other investors - however, we do not invest there at all (we don't have anything west of the city of Madison), so I honestly couldn't give you any feedback on the rental market there. 

If the goal is to hold and have positive cash flow, I would focus my effort on shortening the loan term and paying it down aggressively instead of refinancing.

And you still own the commercial property at some sort of a net positive per month so you can list that.