I have great equity in the property and will be looking to roll into a 1031 exchange in the next year or two so this deal sounds perfect. 

Why not just roll all of the loans into one mortgage up to 80% LTV? 

Once you get the ball rolling, you might be able to discover the niche you are looking for.

I was making a lot of money from online endeavors a couple of years before that, but have just barely been scraping by over the past few years, so do not have the capital or income to be able to purchase another income property these days, although that is very slowly changing and I'm able to start slowly saving again.It kind of sucks because I have a lot of equity and capital tied up in that property, but can't leverage it to roll onto a larger property, since I wouldn't be given a mortgage at my recent income rates.I think that, unless you're a slumlord, you can't really cashflow here - at least it's not worth the investment, and that the real gains come from appreciation and equity gain.I also think that student housing could be a great opportunity - if I had the funds, I'd be really interested in purchasing a house with a lot of bedrooms in the university district and then renting it out to VIU students.

However, if they are just increasing your new loan amount to roll in closing costs, then your not really saving what you think you're saving. 

Scott, looking at the rent roll and comparing to other facilities, the rents are about 20% low with some units getting much less in rent than other same sized units. 2018 expenses were 54.5% of income, for 2019 with some increased rent and other unexplained reductions in some expenses, they show expenses at 35.5% of revenue.

You may have done placing "For Sale" as well as bandit signs and have rolled in social media to promote your property, but your home will not be solved quickly if you have no other marketing strategies.

You want as much historical information as you can get but at a minimum t12, rent roll, tax returns etc.The owner finance portion is equity so calculate the NOI and subtract  the payment for owner financing and the debt and hopefully you still have cashflow.

One site is in an opportunity zone and we were thinking of rolling some cap gains into it but I don't want to pay too much for the dirt.

Since the cost vs benefit for a cost seg is the time value of the money you get now vs later, this can make a cost seg less attractive, esecially if the cost to do it are high.Of course if you then 1031 that property you continue to roll the lower basis to the new property.