I currently have a rental that is about valued at $86k and my debt is $94k.

Since you have already lost 100% of the income to debt servicing then create a trade off in your calculations.

Needless to say after 2007 my career path took a different direction, and I obtained my BA degree, and since have put all my efforts to eliminate any debt and be ready to focus on real estate investing.

Alternatively, I can take the money from the sale which is approximately 65K and use it to pay off loan mortgage debt.  

.* Swap some of that debt around, put it on a HELOC secured by some other property. * Do it 75% first mortgage, 5% 2nd mortgage.

I've been looking for a group of active women investors who are interested in a variety of assets classes including real estate, equity, debt, crowdfunding etc.

Title companies are regulated by the NJ Department of Banking and Insurance, and we operate under the same guidelines as any and all settlement agents in the state of NJ.  

She is selling the building to pay off her debts and so she doesn't have anything to which she can use for a personal guarantee.  

The issue with ONLY using this method as a way to invest is that it fails to take into consideration: 1) vacancies and bad debt (i.e. uncollected rent); and 2) operating expenses (including: taxes, insurance, repairs & maintenance, capital reserves and utilities, property management, super(?)).

I owe around 9k on my car and thats my only major debt.