I know I'll get much less cash to work with, but this home is in a very desirable area and will have a healthy $500/month cash flow once refinanced.

Keep building equity through forced appreciation and using it to scale up into bigger deals.Just be sure to keep healthy cash flow in all your properties and don’t over leverage.

Healthy bacteria etc..

Plus make a healthy profit, which could enable me to buy another unit.

Danny:I didn't get the sense you are so much suffering from analysis-paralysis as much as healthy dose of concern you might be stretching yourself too thin.   

Cash flow is a little tight, but appreciation has been healthy and sustainable.

perfectly healthy trees falling ect it is usually considered an act of god or something along those lines and they should go to their car insurance.  

The fact that there is not much appreciation can be okay, as long as you have healthy cash flow.

And even if you refinanced into a 30 year mortgage, it still doesn’t seem that you would cash flow.Unless you can raise rents and Refi into a 30 year term in order to have a healthy cash flow, then selling is probably your way to go.

with no further impact to your credit score#2 - your credit score WILL RECOVER with healthy credit habits.