To rent or to sell?

[Essa Rizkallah]

I have a 2 bed 1 bath home that I bought prior to being married and having our first child. I am quickly realizing I don't have enough room for a growing family. So I'm trying to figure out the best path. I purchased my house with a USDA loan, not allowing me to rent it as it stands, I would have to cash out refinance to a conventional mortgage which would raise my interest about a half percent but allow me to keep the current property as a rental and receive additional funds for down payment on new property. Another much simpler option is just sell the home, take the equity and purchase a new home. Just want to hear different takes on the subject to help persuade my self into one option or the other. Important facts: Home value is $90000(on Zillow), $65000 left on USDA loan, Rent guesstimate is $800, Current payment $438.