We've spent the last 15 months paying off $30k in credit card debt, $90k in student loans, $10k to her parents, and are getting ready to pay off the remaining $25k on an auto loan. 

Hey @Brian Leigh I would personally use a line of credit if you are able to get one, should be cheaper debt

@Chadd Brandon For the most part I use my cash and credit to purchase, rehab and carry it for 6 months before I finance to long term debt and get all of my money back.

I also have $80k in student loan debt that I’m aggressively paying down.

So I’m paying off school debt and saving money for a conventional loan vs or may do a heloc.

You have $400k in new debt that you have zero track record of paying on time, so temporarily you're a higher risk.As you establish a new on time payment history over the next few months, your FICO will bump up higher than that drop, call it 75 points.

Then get the best job I can and try to pay off the debt over time.

I have a property under contract but I am afraid my debt to income may be too high.

If you have a great credit score, with 2 years consistent income, tax returns, and low Debt to Income ratio, the banks are the best way to go in terms of rate.

On a "subject to" deal is the existing debt you are just taking over the existing debt payments plus a higher amount as demanded by the existing owner as a profit, if y'all agree.