refinance to purchase

Hi everyone

Im a bit stuck as i have a 550000 apartment halves with my father (which i have to be assessed for the whole debt) with the whole amount oweing and then i own a place which has appreciated to around 410000 with 225000 oweing at 8.5% fixed so ideally i would like to be able to use this equity to refinance and purchase more property as i only earn 50000 and nobody yet wants to refinance more than a small amount of this equity. eg take it to 250000.  Does anyone have any ideas for how to get around this? Obviously there is the option to sell and use the cash as a deposit but then im still probably going to run into serviceability issues with repurchasing unless banks/lenders will include the capital gain made as income. Are there any lenders out there who can still refinance without being able to service, taking into account i would be making more in rent income and getting out of an 8.5% fixed loan which would actually be costing me less. Any help would be much appreciated.