I need some unbiased advice about my primary residence!

[Dalton Payne]

I'm looking for advice! I'm wanting to move out of my primary residence. It has appreciated greatly over the years I've owned it. I've got somewhere between $250-300k in equity. But as a rental, it would cash flow a few hundred dollars per month even if I paid a property management company to handle it for me. My question is, what would you do in my position? Sell it, cash out, reinvest, and move on? Or do a cash out refinance/heloc, use some of the equity to fund a down payment on a new house, and keep the old one as a rental? There has to be a way to calculate the Cash flow and ROI vs Gains in this situation...I'm just not sure how. Thanks BP community!