Eliminate debt, establish a budget, and save.

Other ways of using SDIRAs could be to invest in syndications, performing  or non-performing debt, precious metals, raw land, precious metals, mobile home parks, self-storage facilities and more. 

This leaves $2600 after debt service (PITI).

With that said can anyone suggest reputable lenders that are able to assist me with a debt consolidation loan of ~25K?  

Hundreds of hours spent listening to podcasts and reading books on and off during that time kept the dream alive and prepared me to take the leap when an opportunity came up.I had received my real estate license about a year earlier to make some extra money but we were hitting a point in our debt and near future expenses that I knew I had to step out and make something happen.

I look for cashflow to service the debt, repairs, cap ex, taxes, and insurance while the equity grows, my taxes are decreased, and rents are increased to make more cashflow. 

Consider lease optioning the “now keeper” and walking the created debt forward if you lease option buyer can cash you out. 

We have a ongoing list of each along with their fees and what state they are licensed to collect debt in.

The process must be understood and applied to team building, investing your and 3rd party capital, and financial deal structure with debt and equity sources. 

People carry too much debt and even if the debt was forgiven or paid off, incomes don't match affordability.