Playing the appreciation game can be like gambling, and if your house is really cash flowing well after all of your expenses and your mortgage payment I'm not sure if it makes sense to sell. 

I was able to complete a successful house hack BRRR over the course of almost 3 years.So I plan on going back to school to get a job that would be more convenient to have a family and more free time for REI.

If its negative cash flowing NOW and you don't have a ton of reserves to cover yourself long term for the HOPE/GAMBLE of the appreciation play, then its time to sell, cut your losses and move on

So principle payments from the cash flow will be considered income.No way to combine these without a refi but that likely isn't possible as a bank will not give you a 100% loan to make it more convenient for you. 

Some times it can work and the gamble pays off, unfortunately it usually does not.The numbers starting out look good enough to try you only lacked the experience to succeed.My advice would be to stay away from real estate.

@Alex Silang I am not claiming to be an expert but I think your best bet would be to look for a turnkey provider in a place conveniently close to you and see if they would be willing to give you a role in what they do - maybe doing something you are already good at, so they benefit, and in return you see and learn what they do.I am suggesting this because in my line of work there are many many people with academic and theoretical knowledge but they often haven't ever really applied any of it.

Also, excel gives us IRR, xIRR, MIRR, xMIRR, so convenience definitely plays a role. 

My lease specifically states that appliances are not included in the rent and are there for convenience.

I'm also entertaining the idea of staying put and just taking out a big HELOC, but my fear of getting stuck in this house and town is significant.....I don't gamble at all, and I don't watch sports.

Lots of conveniences and if you are east of the Connector it's quite walkable.