Shes carrying 60k in debt from student loans as well as cc bills, but she makes payments on time.

They wouldn't be coming to you.So you can get a gold standard investment advisor and give up .5 to 2% of your return, or you can send the money to one or more huge index funds like Vanguard 500 index fund and sleep well at night.But if you think you have something of value other than the generic value of money, you will be sorely disappointed.

Granted there is a cost in hiring an agent, Having someone analyze each deal with localized knowledge is worth its weight in gold.

Hope your next steps are much more smooth and you can take those lessons and turn them in to gold. 

Right now, we’re carrying about $60,000 in debt ($40,000 in credit cards and a $20,000 car loan).

Expect significant renovation, so having a reliable renovation crew is worth its weight in gold.

Do you know where I could find/access lists of seller carry back notes?   

We were running out of money to continue carrying the property, so we took it.We refinanced all our existing debt into a new 30 yr loan for $2M, which was 10 years IO at 8.375% before going principal + interest in years 11-30.

Please please account for how many months you can carry the house if it sits vacant/ large capex or if you have to go through an eviction. 

But any depreciation amount beyond that can be carried over to future years.