New investor in need of serious advice please

[Kayde C.]

I purchased my first "investment" SFH a little over a year ago for $435k in a A-list neighborhood in Central Texas. Due to property taxes, insurance, etc my mortgage is $4,200/month. However, according to my comps houses in the area are renting for just about $3,000/month. I'm wondering if I should sell now (It's worth about $100k more than when I purchased it due to inflation and about $80k of renovations) or if I should rent it out for the $3k/month and let it keep appreciating until I'm able to refinance a few years from now.

[Dustin Blackmon]

The short-term rental market is getting tougher in San Antonio as they restrict new permits for non-owner-occupied short-term rentals.  Midterm furnished rentals are a money maker if you can keep it occupied and i believe it would not require a permit.  
San Antonio Airbnb / Short Term Rental Regulations - BuildYourBnb

Have you considered moving into it?  Refinance it as a primary home for yourself and make your current home a rental.  Ride the wave of appreciation while living in the beautiful home you just created.  My wife and I have had to do this in order to keep a home but definitely don't regret it.  You may be able to pull some equity out when you refinance and go buy another cash flowing asset or project.