Student housing would be new for us and it may be better for us to stay in our lane, but... you never know.Thanks for your feedback!

Given your stated position of things, assumptions of skills and network, I'd say your best path is a totally different one. 

Quote from @Shayan Sameer: Thanks, everyone, for all your feedback... 

I feel like having such a low payment and rate make it stupid to choose selling the house, but since I haven't been in this position before, I thought I'd ask here. to d The other consideration you would want to consider is your VA entitlement if you are hoping to buy the next house with a VA loan.

Another must have requirement is to have positive cash flow.

A quick fix now can save you from potential negative feedback later on.I'd be happy to discuss more ideas!

If you use the Heloc option and decide to rent it out, don't forget that property (or you) will have to cover both your primary and secondary position notes.I don't personally see Marin being a great mid term market.

Expect another brutal year for investors in the South and Southwest, particularly in Texas and Florida, and particularly in Austin, TX - perhaps the worst positioned market in the United States for returns in year 2025. 

Sounds like you are in a pretty strong financial position.

You need to attack each positive reply you get at each stage of the funnel.