What if the investment fails and she's left with 200k in student loan debt? Or

Usually, the debtor will list the debt on their listing of liabilities.

Many investors like the idea of commercial real estate and want to be involved in it; however, there are barriers to entry, which can include the actual location of entry and the debt or capital required.

Type of property: Single family home for STR ($300k-$315k)Location of property: Blue Ridge, GA (Or surrounding areas like Murphy, NC - Open to suggestions)Purpose of financing: PurchaseType of financing sought: Need guidance. 10% Conventional (Secondary home loan) or Investment property loanPersonal Finances: Credit Scores - Excellent 780+, Salaries: 100-107k, No student debt or car loans, I have a mortgage of 1900/monthQuestions:1.

As suggested, you can use debt or form an LLC where all members are active.If you bring in passive investors, you will need to talk to a securities attorney who can help you draft a PPM.Getting the purchase funding is just the start.

Personally I'm ok with a lot of equity and like my properties individually to have little debt or max debt depending on whether it's a vanilla house / plex or unique or commercial asset. 

. * if you have debt on the property, you can replace that with new debt, or new capital.

No need for 1031 exchange, you can keep whatever money you need from it to pay off debt or pay down any other property you have or whatever you want and you can use the money to buy another property.

If you've only been able to save $6k in a year since you've been self-educating, you either need a better job, less debt, or less spending, all of which will be important to becoming an investor especially when you're starting out.

Look to compare it at the start of the deal when you were cash flowing, versus now as you have a lot of appreciation equity. 4 years of aggressive property appreciation for less cash flow seems like a good opportunity to sell the property and maximize your ability to utilize that equity across a bigger property with more debt, or a few smaller properties.