Tax liens trump all others type of liens (the government likes to collect). 

I have nearly 40k in government student loan debt, debt that I would love to get rid of.

Speak with a couple of local agents and ask them to run some comps for you.

I'm financing a deal and the ROI 10% but I feel if I wait for the market to collapse I would get a higher return and won't run into negative equity.

Make sure you run the numbers if you decide to use the equity in your primary on an investment property.

The area and houses around just looks more run down and cheap. 

@Jason JonesI have to step in here and state that a Rollover as Business Startup (ROBS) plan does not align with your situation as you have described it at all.Those plans are for actively running a business, not holding passive income properties.This is a complex and expensive solution, and a great tool for certain situations and significant amounts of capital.  

Louisiana and we recently experienced massive flooring in the three parishes where I run my wholesaling business. 

@Michael Clevenger just make sure that if you follow @Brandon Ingegneri suggestion you find an Investor Friendly Title company that can do this for you and not mess up the deal with the FHA loan, what Brandon says can be done and you recover your money + interest in the long run.

A traditional loan won't work for #1, and banks run away from #2 (mostly).