Should I sell my property for profit and reinvest?

[Ryan Rogers]

Hello BP,

Looking for some advice. I currently have a Manufactured Double Wide on its own land that I bought for 230k 3 years ago to date. Currently the PITI on that home is 1587. Currently renting for 1,825. $238 extra monthly is very slim margins! I may be able to get it up 1,925 max. Which still doesn't cover cap ex, vacancy, property management - I do myself. I basically save the $238 for repairs each month.

I have GREAT tenants in there currently. This has been the only reason that has lead me not to sell the property. They pay well ahead of the time. They fix minor issues. Take great care of the property. 

My interest rate on the home is 4.625 and I can really get that any lower (Refi) due to it being a manufactured home. I have had 3 real estate agents comp me at a selling point at 320k for the home. I currently owe 214. Netting around 80k. 

This loan is a FHA loan. I lived in this home for 2 years and currently house hack another SFH home. My goal is to scale higher and get into a multi families. I am only into year 3 of the home and a considerable amount is still going to interest rather than principal. Heloc's are tough to get right now on rentals and I would have to look at the 1031 exchange. My goal is to buy a duplex, triplex, 4 plex or higher. I do live in the Tacoma/Seattle area and it is expensive here. However, with my savings and potential sell of the home I would have over 100k to get into my next property. Since this isn't necessarily cash flowing and I have a decent amount of equity. Should I sell and move onto bigger and better things? I plan to rent my current home I live in as well which will cash flow a lot better than this current one. Any advice helps. I appreciate it

Ryan