Around 6-8 volts it's drawing 8-9 amps and lights are on but a little dim. Buildings need over 10 volts to brighten up, but when I increase voltage above 8 volts the lights pulse up and down every few seconds.
The key statement was 9 amps before you increased the voltage. You are simply overloading the transformer, it's working as designed on an overload.
Let's assume you have 8 volts and 9 amps of current. When you try to go to 10 volts, you'd have over 11 amps, assuming the resistance stays constant. Now, the bulbs do increase in resistance a bit as they get brighter, but for sure at 10 volts you'd be drawing well in excess of 9 amps. Design limit for each channel of the Z4000 is 10 amps.