A HELOC or cash-out refinance is definitely worth exploring if you want to free up capital for more investments, but make sure it fits your goals and comfort level.

Get out of your comfort zone.

You either need to pile up more cash or give up some comfort via owner occupied investment options.

Our offices are in the southern parts of the US so naturally we're more comfortable with buying in our backyard.

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If you're looking for appreciation and are comfortable with being a landlord, keeping it as a rental could work, especially if it's cash-flowing $300/month.

.- Scrap bar stools and get a larger dining table + chairs to sit 6Bedroom 1- Too many lights.

Do you have a lease I could look at, if you feel comfortable sharing. 

If you just flat aren't comfortable with debt, then that's one thing, but I don't get the impression that's necessarily the case.

If you go RBTR, here are a few key criteria I've seen to assure comfort of living and lower vacancy / turnover:- at least 400sqft per tenant and no more than 2 tenants to 1 full bath -excess parking where folks aren't blocking each other in and you're not getting complaints from your neighbors about overtaking the street parking.