@Arturo Perez Honestly, for a learning investor, I would recommend that you stay away from lower-tier rentals and Section 8.

I'm am doing a straight up refinance to get out of the HML and into a lower %.HML amount to payoff $56,500.00.Getting appraisal Friday, but hoping for minimum of $125,000.00, being conservative and hoping for better (my real estate agent thinks $135,000.00 but I think that's being ambitious.)I don't think I will really know the LTV till the appraisal is done but assuming the appraisal is $125,000.00 I should have 45% equity into the property, as there will be no cash out, and the new loan will simply cover the HML loan at $56,500.00, plus closing costs $1350. 

I also try to get the tax assessment map or zoning map, and use it to mark where rentals are higher, and lower; not all counties will have it up online.   

It might be lower than 10%.  

(Or, refi into lower interest rate / longer term loans). 

Considering you plan to put 0$ down, in a competitive market you may have it come back lower, especially on a multi-family property.

Often, this means either lower LTV, shorter term, higher rates, more points, etc.

My partner and I are looking at a 128 unit complex that's made up of 8 16 unit buildings, with a average rent of $450. The building was made in 1960.We're not entirely sure how much we should project for maintenance /...

I definitely don't plan to pay the asking price I'm going to ask 25k lower.

Then I have an appraisal conducted with a floor plan that dictates a full build-out of the same space to create offices with kitchenettes, bathrooms, storage closets, etc. then should the 2nd appraisal still reflect a 9.0% cap rate or can the cap rate be lowered by the build-out?