The main drivers1) Local Inventory2) 10 year treasury(macro)3) Personal Debt levels(macro)4) Real Unemployment(not the unemployment number but real white collar job loss ratio'd to part time jobs). 5) Industry proliferation(can't tell me a tech or finance hub moves like a health hub).To tell me #2 will derive from the same inputs as it did in Sep/Oct, I'm willing to bet it won't.

If it's a matter of a quarter point but the more expensive debt is with a bank that offers better other terms like amortization and LTV, and they have a rock star loan officer, I'd go with the slightly higher interest rate product.2.)

The other option I potentially see is to partner with someone that has cash and/or better debt/income ratios and partner on the next purchase.

So why work, why stress herself out, take on student debt, hours away from family doing that 9-5 all to achieve about $80kyr.

Your 1031 will have to be for the net selling price, not just the amount you clear after paying off any debt. 

Debt financing will be slim pickings

Or we print xxxxx dollars to cover our interest and debt payments.  

The advantage if needed by calling it an investment home is that you can use the potential income from the property to help your debt to income ratio where you cannot do this on a second home. 

The question is, did she relinquish possession?

The obvious answer here is to somehow get some income and start paying down the credit card debt.