There has to be a place where these title companies look to get all the relevant information on a property.. even if you have several administrative layers, federal, state, county etc.. there should be single a registry, or am I mistaken?

You could estimate your annual depreciation to see if that would wipe out any net taxable profit from the rental.

Here's a little bit of background of myself: I have 7k in auto loans and 130k in student loans (federal and private). 

How does this work exactly...Passive activity losses (PALs) generally are deductible only (1) against income from passive activities, (2) when the entire interest in a passive activity is disposed of in a taxable transaction, or (3) under the $25,000 rental loss privilege for qualified rental activities (subject to the $100,000 AGI phase-out and is lost completely at 150k) The general is a rule allowing up to $25,000 of active participation(see below) rental real estate losses as a deduction against nonpassive income.The taxpayer must make management decisions with regard to the property, have at least a 10% ownership share in the property, and the cannot be a limited partner.

Find your nearest federal pen.

@Christopher Leet  Matt Stewart at UK Federal Credit Union has been great to work with.

That answer depends on who you are and whether you're talking about tax-free or taxable income.

She wants to refi and take advantage of the low rates and her credit score is 800+. it as an investment property but doesnt have per se qualified taxable income.

It does not reflect the taxable nature of that distribution (generally).

The federal government is pumping tons of money into the economy which is propping things up.