Advice Desired On Decision

[Benjamin Beck]

Hello everyone. Thank you for taking time out of your day to read this. I currently own a home which I purchased mid-2019 145k + 3k in closing costs. With a VA loan this resulted in a total loan of 148k. I currently have about 142k left on the loan and in the middle of refinancing for a rate reduction from 3.625% to 2.49%. Property value of my current home has increased to an estimated 200k.  I am also in the process of buying an investment property which is about 10% below market value. So the new property would be 118k with a downpayment of $23,600 and a resulting loan of $94,600 at 3.625% interest rate with payments being about 750/mo including escrow. My question is whether it is wiser to keep living in my current home with payments right at $1000 a month, including escrow which would be reduced to 850 with the refinance and then rent out house number 2 for anywhere between 1100 and 1250/mo playing the long game or should I sell my current home and take the profit from it's appreciation and just downsize into house 2 which is a better deal compared to market value?