I assume you're buying SFs in the 1200-1500 SF range and doing some light to moderate rehab, is that right? 

Austin has become a pricier market, so seeing BRRRR-ready properties in the $250K+ range is expected here.

Taxes are based off what you paid, and I've bought several in the 90-150k range that with rehabs are appraising in the 400-500k range. 

In that area you're looking at average rents in the $1,200 - $1,300/mo range unless this house is extremely nice.

In Ohio, some banks and credit unions are known for flexibility with mixed-use or investment properties include:Civista Bank - Known in Ohio for its flexibility with investment properties, they may have options for mixed-use financing.Liberty Home Mortgage - Offers a range of loan products, including commercial options that might suit your situation.Huntington National Bank - Has experience in commercial lending and may offer portfolio loans that allow combining the properties.Asking for a price adjustment for buying the single-family home in cash could be feasible, especially if the seller needs flexibility for the divorce settlement.

The discrepancy so far (5 addresses) has ranged from very little (under $10k) to as far as $100k in difference.

Local meetups. https://www.biggerpockets.com/forums/521Explore Auctions and Foreclosures: Properties in your price range may be available through local auctions or bank foreclosures.Partner with an Investor-Friendly Agent: An agent familiar with BRRRR deals can help you find off-market listings or properties about to hit the MLS.

I have some properties on low rates 2-3% range which I'm in no rush to pay off.

So a lender will need 25% down + Closing Costs which can range from 4-6% of the loan amount (Factoring lender fees, title,  taxes and insurance). 

The real thing that will decrease housing prices is increasing supply, either by building more homes in an affordable range (and therefor probably smaller).