@David MazzaAs my peers already said, reinvesting income from one property into another property does not eliminate taxes on that income.

View what types of debt and how much.

And any amount you purchase over the amount of your sale adds depreciable basis to your property and does create more depreciation allowance.Your situation isn't hopeless but it's probably going to have to be multi faceted and one where you have to compromise a little.Unless you simply do a cash out refinance and let the property support the new debt. 

Since i bought it last year, the market has gone up about 13% which put my property below 80% LTV. i just pulled a HELOC out of it in hopes of using it to pay off my debt to increase my FICO.

I will be doing exterior paint and pay down debt.

I try to keep so fixed and some variable rates, vary my maturities to only have a certain percentage mature each year and make sure to keep my overall debt levels to a certain percentage of my overall portfolio value.

But rarely)  This tells me all I need to know - that I was under the wrong impression about what the lender would require regarding using the existing rents to off set the debt.

Yes, @Jim @Jim Cummings, what I mean by $1M is based on my liquidity I can secure upto $1M or little over that, of agency debt.

Currenty, I am in law school currently (it’s not cheap), so I am concerned about my debt to income ratio.

Currenty, I am in law school currently (it’s not cheap), so I am concerned about my debt to income ratio.