Good Versus Bad Debt (% and Type)

[David G Vreeland]

I am trying to identify what should be considered good debt versus bad debt.  I gave my specific situation below and would appreciate thoughts and tips on my current situation and at what interest rate borrowing funds would be appropriate to invest in long term buy and hold property.  My concern is taking on debt to invest more into property and investments presumably could backfire and I am having difficulty identifying the point at which the risk not be worth the potential reward.  Based on my current investing strategy both in property and investments I would consider borrowing funds at up to 6% for stock investments and property.  Does that seem too low or high?


Own a single family home  and a 4 unit both owner occupied conventional loans.  Single family is 3.3% and multi is 3.5%.

Student loans of $35,000 that can be refinanced at 4.3% 20 year, 3.9% 15 year, or 3.63% 10 year payoff. (haven't been able to figure out if I should go for the longest possible payoff period)

Investments in aggressive stocks of $150,000 that I plan to rotate out into property once the wave of foreclosed and distressed properties start to hit the market.

Access to $100,000-$200,000 of funds at a 5% interest rate as needed.

Every two years I take out a 0% interest rate promo credit card and carry a large balance on it until the end of the period at which point I pay it off.