Rent again? Or Cash out and Buy again?

[Lauren Soderstrom]

I currently own a rental townhouse.   The tenants decided to move out.  Since I purchased (2014), they imposed a cap on rentals.  When tenants move out, I have permission to rent out ONCE or cash out and sell.  I can sell and get about $80k or rent out again and cash flow $500 a month.  I am torn.  Deals seem to be hard to find so i worry I can't find more places to equal that cash flow but fear when we try to sell, the market won't be as strong. Ultimately, I know it is up to me and it is a good problem to have, but would love your insights!  FYI, our ultimate real estate goal is to be cash flowing enough by 10 years to put our kids through college, and then to our early retirement.  

Thanks all!

Lauren