Newbie Need feedback - Sell or rent my current home

[Neil O'Neill]

*sorry for the long post :)

Situation:

I was laid off 2 months ago, we had some money saved up so that was a big help. Now, we may be forced to relocate out of state due to a really good job offer. Wife want to keep/rent the house so we’ll have already our first investment property.  I could do either, but thinking about the future and wanting to do real estate investment for financial freedom, I believe selling it’ll be better. But been new to this, I’m looking for some feedback. 

The way I’m looking at it (feel free to correct me if I’m wrong): 

If I rent:

My house: purchased 2 yrs ago (2019) and fully renovated it  

Owe 254k, 30yrs at 3.25 rate. now valued at around 320k

Taxes used to be 1,700, but for my surprise, or better yet, lack of knowledge,
 last year they reassessed the house due to the sale (last owner had it a long time) to 3,300 and because they informed me at the end of 2020, now they added to the payment (escrow) the difference of 2020 and obviously 2021. So mortgage payment went from 1,386 to 1,798. Now, the payment will be back to the new normal of $1,530 (mortgage, tax, insurance) once I get caught up with 2020 taxes. 

Possible rental income: 2,100

$1,798mortgage payment (includes tax and insurance) for 2021, and $1,530 after that

HOA: $55

I believe I’ll break even after maintenance and vacancy for 2021 and around 250 cash flow after that, also raising equity at the same time.

If I sale: and why I think is better 

Valued at around 320k.

Net will be around 36k. 

I could pay off a 21k personal loan balance ($515 payments at 8.49% rate)

Then have 15k for down payment for a FHA (house hack) duplex or triplex.

That’s why I think selling is a better option, because if I keep it, I’ll have to rent the first year until I save money for the down payment and keep paying the personal loan. 

Am I missing something? Thoughts?