Best exit strategy for my personal home

[Jesse Holshouser]

I've posted a few times about a potential house hack which leaves me with the question: What do I do with my house? When I bought the house, I didn't buy as an investor. It was a few months after buying that I started reading seriously about REI and found bigger pockets. My mortgage payment is $780 a month and me and my realtor figure I could get $1100 a month for rent. If I'm lucky, this ends up being a break even rental. I would be okay with this I could assume the property will appreciate and I can sell in a few years (I know I can't count on appreciation). Another option is to sell as is right now. I would lose several thousand, especially if I list with a realtor. The third option is to do a small rehab and sell. The basement is partially finished. It is framed and sheet-rocked and has heat/air. It would need carpet and a drop ceiling. This would increase the square footage of the house by about 600. I'm not sure exactly how much that would raise the value of the home, but it could be done with about 5-6k. Should I ask my realtor for an estimate of arv? Another option is a lease to own. I welcome any and all ideas, criticisms, etc. Thanks!