I've litigated personal injury cases (plaintiff's side and ID), business disputes, commercial debt, consumer debt, fraud, civil rights, contested foreclosure, real estate disputes, and landlord-tenant cases.For the past year and a half, I have been spending most of my time digging into small business acquisitions.

Lenders do not look at your personal income or debt and will use the current market rent or lease (up to 120% if the lease is significantly higher than market rent or vice versa) as qualifying income.

Sacrificing a 2.25% rate for 7.5% debt is hard to justify unless the new investments significantly outperform the added costs.

I am on the board of CFRI, the local chapter of the National REIA.

Right now, you have a property with a great equity position, solid cash flow, and cheap debt (interest rate is low). 

There are investors with 15% down options for DSCR, just need to make sure the property can debt service itself. 

Though DSCR gives you a better picture of how the property is projected to perform vs debt service, you can't rely solely on one measure to make a purchase decision. 

Cash out refinances are also an option it just depends what debt you have currently and if it makes sense to pull that out.

Quote from @Samuel Coronado: Quote from @Jordan Moorhead: You can use local banks and there are national lenders.

. - When we've review these options with clients the ending outcome is typically that it's easier to forgo the 121 exclusion if you want to keep this property; and do a cash-out refinance (taking on more debt isn't taxable) instead.