(Before anyone suggests using my own tenants, these are small multifamily buildings and in NYS snow removal is a "non delegable responsibility", so when they don't do it - I am on the hook.  

6.125% is not a bad rate for a commercial/portfolio (Non Fannie/Freddie) loan.How much lower are you expecting to get by refinancing since you can't qualify for conventional?

If the bank does a title search and sees a trust owns the property, they typically won't enforce due on sale and they can't see who is the beneficiary of the trust because that is not on file publicly.

But ive always been told owner occupied properties are cheaper to insure than a non owner occupied rental.

Also, I suggest to separate in two sections your LLCs - holding entities to hold the assets (but no operations, no public facing) on one side, and one LLC for operations, property management, leases, contractors, etc (on the other side). 

Location: Clayton CountyLess than a mile from public transit2 miles from Elementary, Middle, and High School Reason for selling: Seller is motivated because her husband passedBought the house in 2002 refinanced in 2009Remaining Balance on Loan $112 Monthly Mortgage is $977House 2100 sq Comps in the area 95k Seller has 5 other rental properties she wants to continue to maintain.

🚨Location: Clayton CountyLess than a mile from public transit2 miles from Elementary, Middle, and High School Reason for selling: Seller is motivated because her husband passedBought the house in 2002 refinanced in 2009Remaining Balance on Loan $112 Monthly Mortgage is $977House 2100 sq Comps in the area 95kSeller has 5 other rental properties she wants to continue to maintain.

Insurance is non-transferable.

I could get some non interest loans from Habitat of Humanity, if they approve it, then wrap up under the loan when I do refinance it.

Blanket your target market with direct mail to non owner occupied property.