What I’m hoping to do is to pull some of that equity out to buy more, but a cash out refi on any property puts it into the negative cash flow situation since my current rates are mostly 5.5% or lower.

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It all depends on what you assume.

Most of the lenders I’ve had contact with have the 25% DP requirement, high rates, and high closing costs 

I have an opportunity to by a 6-unit property for $300K with a $240k Commercial loan and a Seller carry back of $60K at a 6% interest rate with a 5-year balloon. 

You are better off exchanging into an SFR, multifamily or DST investment depending on how much you have to invest. 

Situation: I own an investment property townhome (not primary residence) that I still owe ~$195k on 30 year mortgage at 3.3% rate that originated at $230k back in 2020.

The property comes with one unit occuped and they are paying below market rate.

It has separate power (zoned commercial) and the rate I pay is cheaper than the main house. 

If you haven't done any flips in the area, HML rates will be high for you to start with no verifiable track record locally.