What would be your next step in my situation?

[Jason Strauss]

Hello BP forum readers,

I purchased my townhome, that I currently reside in, in a resort town in 2018 with an ex-partner. We refinanced in 2020 to a 2.75% rate, but after the cash-out refinance to pay my ex out, my rate is now 4.7% (awful timing to break up). Just a little background for context. The good news is I am sitting on roughly $230,000 of equity. I could likely rent my place for $2.7-3k (sadly barely covers all expenses because of the new cash-out refinance loan). It's a 2 bed, 2.5 bath townhome that is walking distance to the resort. I am open to house hacking to get into an FHA loan at 3.5%, and if absolutely needed I could likely put up 15-25k (450-700k home value) towards the down payment myself to get into the loan. I am not afraid to pull funds from retirement accounts to help fund my purchase as I think real-estate is likely a better use of my money. I have an 800+ credit score. My income is what I think is holding me back from pulling any triggers, ~$72k (I have a roommate to help me afford my place). Given all these details, what's your next step? Would love to hear any and all advice to help me formulate a plan so I can stop feeling paralyzed.

Thanks!