Don't stress about it.

@Anna CooperHaving so much debt can be a stressful experience.I once had a lot of debt(bad decisions), not as much as you, but still.When I had money, I made the decision to invest in real estate instead of paying off the debt.I didn't have a DTI issue since I made good amount of money from my W-2 job.The appreciation in the properties helped me pay off the debt.It looks like DTI will affect you for a while especially if the student loans are showing a payment due on a monthly basis.It looks like you have time(yes yes I know being a mom is work...but...), have you made connections within the legal/corporate world on those who want to invest?

When you do that, RE that you purchase actually decreases your DTI ratio.

I suppose you could sell your properties to me and I'll relieve you of the stress, but really, this is something you can do on your own. 

Depending on the type of investing you have planned, or the type of motivation/education desired, I recommend the following: For help with overall motivations and mindset:"Beginners Guide to Real Estate Investing" (free eBook) by Brandon Turner Richest Man in Babylon by George Samuel ClaysonRich Dad Poor Dad by Robert KiyosakiGetting Things Done: A Guide to Stress-free Productivity by Daivd Allen -- It's not a real estate book but it will help when it comes to getting and staying organized.The 4-Hour Workweek: Escape 9-5, Live Anywhere, and Join the New Rich By Tim FerrisFor help with Property Management:Landlord-ing on Autopilot by Mike ButlerFor help with Raising Funds:Raising Private Capital: Building your Real Estate Empire Using Other People's Money by Matt Faircloth

The option of selling now and buying ASAP has come up but this would put other constraints and stress on us that I think would be just as if not more difficult (stress of prepping, staging and showing WHILE residing here, which means moving all our stuff around for paint work, carpet cleaning, etc.

For example, the vacancy rate is trending high due to decrease in population/jobs.

I don't want to impact my borrowing power since I am looking forward to buy another property.Sure, all deductions you take will decrease your taxable income.

The stress of dealing with people is extreme right now.

We're both earning a decent living but are constantly stressed and no longer enjoy the work we're doing.