668 is not bad credit, especially with debts behind her.

For me, I gain the underwriting experience on managing a deal, and for you - the value add is that I can bring in strategic partners for debt capital. 

I have student debt amounting to about $60,000

That being said, with the outstanding rent balances, you should be able to file eviction for nonpayment of rent depending on NJ's Covid forgiveness policies

I recieve a monthly structured settlement (which I currently use for rent and groceries), have an excellent credit score, several thousand saved as a cash down payment, and $4,000 in student loan debt so far. 

(Mortgage+Expenses ~$800 vs expected rent $1,800 = $1,000 cashflow+)This should help with reducing my debt-to-income ratio (including my student loans) in order for me to cash-out refinance or qualify for another home.

because i read alot of other forms and see people saying they are  only making 100$ a month on a property and go into good debt to buy more and that number seems so low and does not make sense to me and people say Time is the most importing thing so im just wondering am i wasting my time doing this or should i be going  about this a different way?

It's hard to imagine interest rates being this low forever, to be sure.Agreed to not get caught up and distracted by the noise and talk of what "might" happen and the posturing & politics of it all.My main concern is I took a line of credit out against my stock portfolio to rehab a duplex house hack and im concerned about the performance of the stock market moving forward in 2022 with the volatility.And would like to have that debt on a low fixed rate moving forward with inflation rising.Refinancing was my first plan, to pull out equity to repay that line of credit. 

From there, we will use the equity in our primary to buy more after were more established.Use the full 800k to buy the primary, then when were settled, use home equity for rentals.House hacking isn't much of an option.FHA is possible though were on only one income for now.To round things off, I will be graduating in Feb with a BA in computer science and no debt.

And also, make sure you put that you/the buyer is using debt and that it's not all cash.