Good debt or not, debt is debt.

Exchanges work well for moving up to a bigger unit but they do not work if your goal is to reduce debt or take cash out.

She has no savings and no investments (yes, I know, we are working on fixing that) but fortunately she has no student loan debt or anything besides her car and credit card payments mentioned above.Now, I'm aware of some on the low and no down payment options for her (FHA, USDA, I'm almost positive she can't get a VA loan but I'll double check), but the sticking point would be the monthly payments.

And I satisfied $600k this year alone of 6%+ debt or commercial debt that was adjustable, callable and bothering me.  5.25% I would leave alone until I had at least 5 properties.

How long does it take before that helps you pay down some of your debt or create a financial cushion?  

It is difficult to scale without debt or partners with money.

Note that IRS liens attach to all property of the debtor located in the jurisdiction in which they are recorded.

I figure you would want to renegotiate if there was an issue like lots of bad debt or high expenses?

And through crowdfunding/syndications, you can access and diversify into other real estate asset types like debt, or commercial real estate (apartments, self storage, medical facilities, retail, etc.).

You can choose to structure this as a second mortgage, debt or other form of lending with the promised return structured as a debt payment.