Should I sell or rent it out?

[Tyler Stamets]

I have a 3bed 2 bath house in Anaheim near Disneyland.  I have been living in it since 2012, when I bought it and have done a lot of work on the place in that time.  I also currently rent out one room on Air Bnb and have been nearly paying the mortgage with that income each month.  However, I am now considering relocating to San Diego area to take care of a parent and I am trying to figure out if I should keep my Anaheim house and turn it into a long term rental (as short term rentals are being phased out by the city) or, since the value has increased 200k since I purchased, should I sell and look at other investment opportunities?  Looking for guidance on what questions to ask as I make the decision.  Thanks.