Analysis Paralysis - Help!

[Dave S.]

Hello friends!

I have a townhouse in Newcastle, WA that I purchased for $200,000 in 1999. It is worth $400,000 today. The cap rate is 1.68%. My mortgage is $65,000 at 3.5%.

In 2016, my household will earn $160,000.  In 2017, our medical training will be completed and our wage will increase to $400,000.  We have good credit (800) and will likely buy a $400-800k house in 2017. I also plan to buy/open a medical practice estimated at $300k in 2017.  We also have $400,000 in student loans at 3ish%

If you were in my shoes, what would you do?

1) Nothing-- Just keep renting it out and pay off the mortgage.
2) Sell the property and buy 2 smaller properties with higher cap rates using like-kind exchange
3) Sell the property and use the money for student loans, house and practice purchase.

Or something else?

My goals are to maximize long-term value; cash flow isn't important. I do not want to be an active day-to-day property manager, but do like to be a part of big decisions. I am considering getting a realtor's license just to have a better understanding of things and also because of the high amount of transactions I'm going through.

I have analysis paralysis and would appreciate your insights. Please help!