Should I keep my house as a rental property?

[Robert Jimenez]

My wife and I have decided to move to a different city nearby so my daughter can attend a better school district. I'm considering keeping our current house as a rental investment. I already have a duplex that I bought 3 years ago and I enjoy being a landlord. We have enough cash on hand for a 20% down payment for our new house. The house we have now is in a gated community in good area of town. We do live on the Central Coast in California and things are getting pretty expensive. My question is, should I keep it as an investment rental or sell it and use the equity towards our new house? We bought our current house at the absolute lowest point in the market back in 2011 for $332,000 at 3.75% interest. We currently owe $297,000 and the current value of our home is $525,000. Our mortgage payment is $2003.00 per month including taxes and insurance. There is an HOA fee of $114.00 per month. A couple of houses down the street that are the same size as ours currently rent for $2400 and $2600 per month. My wife and I are both teachers with pretty good pensions. I would like to retire in 14 years and use my rental properties as monthly income and fill the gap of my pension. After doing the math on our new home purchase we would still be able to save $2000 per month and I would like to pay off the house before I retire by making extra payments. Can anyone give me some advise? Should I do it or not?