I contacted previous tenants and told them I rented the unit, but there is an outstanding balance due to (unit being vacant) between them moving out and new tenant moving in.

That may be rehabbing them, taking care of past bills that the current occupant may not be able to pay or settling outstanding mortgage debt.

We put it together every 4th Wednesday. https://www.biggerpockets.com/forums/521/topics/64...There's also a local REIA group that meets regularly... http://www.rei-nwa.com/ @Ryan Blackstone and @Michael Ward are both outstanding realtors and investors in the area and they would also be good to network with. 

Her outstanding mortgage (didn't give specifics but I estimate it's around $150-160k)3.

Would I be able to refinance the HML if there is a 2nd note outstanding with to the seller?  

Outstanding, congrats!

To Pay off Student LoansStill owe $176,000 in Student Loans deferred / Outstanding and CLIMBING . .

Here in Wisconsin, Section 8 qualifications are quite stingy and require people receiving benefits to be people without criminal records or outstanding evictions.

Not a damn W&D...

That has left a lot of houses and entire neighborhoods rotten plugged with decaying homes but damn banks keeping raising prices so my mortgage is high And the price of rent is what I have to charge to afford mortgage and repairs.