Straight to the point, I need help! I'm 36 years old and about to get divorced after almost 16 years of marriage. I got my RE license only months prior to my marriage falling apart.

Fast-forward to now, I thought this was the best time to take the plunge and start my life fresh.

We have a home in GA and although my name is on it, the loan is in his name. He used his VA loan to get a rate of 3.2% back in 2012. We bought it for 200k and it's now worth around 350k+. As of today, we still owe $175k. It's a 5 bed 4 bath 3482 sqft. We've had the same tenants in there since 2016 who've always paid on time.

Their lease is up at the end of the month and my spouse gave me until December to sell the home so he can reuse his VA loan. I will be keeping the equity.

I recently had to purchase a new car due to my old one crapping out on me (went years without having a down payment. How I miss those days). With that, my credit score has gone down to just over 600.

I'm mentioning all this to ask if it would make more sense to get a new loan in my name and keep the home to continue generating income.

I have to mention the tenants have been paying a few hundred dollars under average prices in the area. I told my spouse this years ago, but he kept the rate the same for them. They actually want to stay, so I wouldn't have to worry about a vacancy, assuming they'd be agreeable to a couple of hundred dollars price bump.

With rates as high as they are now and with the considerate drop in my score, would it even be worth the hassle?

My other option is of course, to sell. The issue with this is I don't know where I want to invest or what to invest in.

Im a COMPLETE beginner. I'd mentioned prior that I have my license, but to be honest, my teacher sucked so I really don't know anything about real estate. I haven't even sold a home yet.

I need a mentor. I need someone to hold my hand and help me walk across the street. I don't know which foot to step forward with first.

I look like I'm sucking on a Warhead when I'm listening to these podcasts (even the Rookie podcast show) because the jargon is so confusing. It feels like everyone knows more than I do and I'm left out on this big secret.

If there's anyone in this area (I live between DC and Baltimore, but I travel to VA as well) I'd love to meet up.

PLEASE HELP!

Baltimore, Maryland

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