I have a waiting list for tenants as my rentals are all where people actually want to live.

Selling would likely trigger capital gains taxes (unless you lived in the property for two out of the last five years or use a 1031 exchange).

It was a small $$$ project but time consuming because that was something I DIY'd while living in the property. 

Ko,The property is in Missoula Montana, I live in Bozeman Montana. 

Since you are living in the property, you probably have developed relationships with an electrician, a plumber, and a general handyman, if you haven't reach out and meet a few now, while you are in the home, so that you can easily make a call or two when it will be necessary.

I live in the area and invest mostly in the suburbs, so I would be happy to chat!

I got tired of paying to live in other people’s homes.

Quote from @Scott Mac: Safety - Inherit a fully paid for SFH, in decent condition, in the neighborhood you live in, and rent it out to long term tenants who you are comfortable with.

Compare other rentals with a similar size, location and bedroom count to get an estimate of what the rent would be while you're living there.

I'm actually pretty familiar with this area, I lived in Sterling Heights for about two years.