Other options you may consider would be a 2nd loan or HELCO (they have higher rates in the 5s and 6s) or if you did the loan as an FHA you could refinance as a conventional loan and if you have over 20% equity you can eliminate your mortgage insurance and lower the monthly payment. 

I once thought that due to my situation I should not pursue anything but though mentorship I learned proper planning eliminates fear of what happens to everything once the time comes.

This was a primary residence for 8 years, a rental for only one or less.The good news is that it does qualify for the Section 121 Exemption, which is a better plan if you qualify. 1031 essentially passes the buck on the tax bill, Section 121 ELIMINATES the tax bill.It sounds like you qualify - you lived in it as your primary residence for 2 of the last 5 years (actually 4 of the last 5).

I’m looking to buy a 4-20 unit property, which the cash flow would definitely service the new debt. 

The rate becomes less important the shorter you keep the debt.

The refi amount will be limited by the relative contribution the refi would add to the debt side, and the NOI of the rent would add to the income side. 

North Atlanta here.Do you ever notice, the people who have the most negative things to say about investing, don't have any money, are crushed by debt and don't invest?

I have great credit , the only debt I have is my mortgages, I house hack and pay no rent, live way below my means and I can save a nice chunk a month just keep getting denied.

@david @David Brent thanks David, I do googled this topic before posting here as u said there is no clear answer even on those articles. but now i'm getting little bit of sense on this topic. anyway for CRE prices are in direct relation with NOI so debt will be considered as second part i Guess that still kind of have Impact and No impact on Property Values based on supply and Demand and future Economic factors not just the Interest rates

You can read more on debt-financed distribution