Kyle Tx - sell recent investment for another

[Ken F.]

Hello BP, I am considering selling my first buy & hold SFH investment for a better investment. I bought my first investment in late 2016 in Kyle, TX. It was a new contstruction - 1400sq ft. After PITI and HOA's, I am only cash flowing $145 per month (excluding cap ex, vacancy, ect.) - so my real cash flow is close to zero. I have since purchased my second and wisely chose a better cash flowing SFH in New Braunfels - $375 cash flow all in. I am comtemplating selling my first to buy a better investment in the same area (New Braunfels/San Marcos). Lets assume I am able to recover my down payment after the sale including closing costs, ect.:

Should I 1) sell now, reinvest and get a better cash flow immediately (after a break even investment over 18 months); 2) hold off until I can sell for atleast some profit, or 3) Sit and wait (buy & hold)...and assume/hope appreciation will come though in a growing market near Austin (keeps some diversification as well)

Id like you hear some feedback.   *note - this is assuming I can find the same deal as my second (just to keep it simple).    Thank you! Ken