However we are realizing our rehab price is going to need to come up as well.  

Not sure if your going to find 8 units with 60k down, likely going to need 30% down, plus closing, so 30-40% cash, unless you have an hell of a retirement account with more than 7 figures that the banks will let you lean on for lower financing, so 60k is about 200k of less, 8 units will be 800k-1.3 million in most markets depending rents, and since it's hot right now, you know rental prices are in a bubble, so people want get rich exit money down there.

If you are investing ultimately you are going to need one. 

Going from the tone of your post, it seems like you really like the deal, but are afraid to pull the trigger and are coming to BP for validation.

If you want to wholesale and not end up paying fines you're going to need to get licensed.

If you want to get into REI you are going to need one or it will be incredibly difficult to get started.

Keep in mind, those properties also have very high tax rates, so if there is a vacancy, or non payment, you are going to need to cover those costs.  

We walked through with our contractor and we all agreed that no huge problems seem to need fixing.

They are also willing to finance at a 10 or 15 year amortization at 6% interest.My gut tells me $40,000 to $45,000 judging by the cash flow and the work I'm going to need to put in to raise rents, etc.

I'm wondering if this would be an accurate number if I'm going to need to demo ceilings and floors.