without having any idea what you spend, some thoughts:
we make 200k before taxes together
no credit card debt
Sweet, this is a great place to start regardless of where you live.
we already contribute max 401k/403b
we contribute max roth iras
So basically your "remaining" pay is 200k - 36k - 11k or about 150k per year to work with. Very conservatively, probably $8-9k/month posttax.
she has a 13k student loan @ 3%
i have a 16k car loan at 7%
You should start throwing a lot of money at these, at least the car loan. Probably 3 months you could pay it off.
I have 2 real estate properties one im currently renting and making 250 a month from
$250/month seems pretty weak for a rental property - is this after budgeting a large amount for repairs/maintenance? If not, this place might not be a great deal at all.
20k 4k in savings to buy another property
Pay off the car loan today. It'll only take a few months to replenish this.
6k in oh shit fund
I hope you have other savings for this. $6k is probably not much of your spending and with rentals you want a lot more.