To sell or rent out my primary???

[Matt Lawrence]

I would love some advice over this scenario which was kinda clearcut to me 2 weeks ago (to sell & reinvest $$$) but now I'm on the fence. 

Situation: I have owned my primary for 6.5 years & will be moving in the upcoming weeks to rent a house. I was planning on selling my home because I don't feel the margins fit to turn into a rental, but I am now considering this as an option after getting fixing costs from contractors & further considering refi options. 

The #s: Mortgage on the home, escrow - $800 total - ($177 of that goes toward principal if relevant)                

            Estimated rent - $1200 

            Current fixed interest rate on the 30year note - 4.625%

            Home has $12k in principal paid, with a $26k down payment + added equity totaling approx $63k before closing costs, so I assume I would pocket around $54k after selling (fsbo #s)

 A structural engineer inspected & recommended that if I want to sell the home, I should have 13 piers replaced costing $7200 but long story short I think it's more of a precaution & would not have this done if keeping as rental. No slope inside the house & have fixed the minor cracks inside. 

So my question is, could/should I keep this as a rental & use a HELOC & pull close to the same amount if I were to sell the home while saving maybe $9500 in repairs (some cosmetic fixes & upgrades best for selling not renting, possibly staging) or am I looking at this the wrong way?

I have 6 rentals in the same city that I self manage so this wouldn't add much more time on my plate after finding a tenant. I'm sure I left out some pertinent info in some regard so please let me know. 

I look forward to your insight & stay safe everybody!