Now for some nice winter shots then schedule for summer so you can add them as well.

Consider cleaning, lawn care, snow removal and supplies as well as utilities  in your calculations.  

For your situation, it sounds like a seller financing purchase could be a good fit as well but this would also have limited options and the terms wouldnt likely be great.

As a side note, and maybe others will recommend this as well, obtain your real estate license instead if you are interested in pursuing sales full-time.

There are a lot of positive ROI options in that bucket.To answer your question anything on the beach will rent well. 

I highly recommend a well-qualified REALTOR who works with investors and knows how to help you best.7.

You can refinance into a FHA 203k or like @Jason Wray mentioned you could even use a Fannie May homestyle renovation loan as well!  

The main thing being: giving up a property that appears to have appreciated pretty well is just a touch pill to swallow and I've regretted a few moves I've made when put in a similar situation to yours, and I had less equity in mine.It sounds like you're moving to Raleigh in the near future and want to buy a multifamily to househack.

I also have a client in Turlock who could rec a good CPA up there as well.  

So you can see why mentioning that solar benefits from tax credits without including the fact that every other form of energy does as well comes across as remiss to anyone who knows a little bit about energy.