If you are leaning towards holding, maybe just wait another 9 months until we hit the summer hot market, put it out there and see what the response is.If there is no intention to move back to the area, then the funds from the sale can either take your family on a nice vacation, or be reinvested into another property.

The investment I sold was in Royal Oak, MI, which is a very hot market right now.  

OUCH - - IMO this generates an immediate conflict of interestAs previously noted, an RE license is hotly debated on BP. 

Depending on your market, if it is hot and there are many investors looking to buy up homes cash is the way to go.

In this hot market, I see people flipping and happy to get a 10% IRR.

It's difficult for me to believe that even in a hot market, there are no deals available.

This is not the same process as a SFR purchase, where the buyer obtains a letter of qualification from a dubious mortgage broker; this is a very intensive evaluation.That being said, nothing is to stop any interested party, qualified or not from making an unsolicited offer.  

Hi Janessa, deals can be tricky to find in this hot market but they are out there.

Of course, being near Nashville is great for people who love a city with a unique identity, innovation and entrepreneurship, culture, music, food, art, nature, etc, etc.It's more challenging to find good deals in the city now, as it has been a really hot market, but there are still deals to be found a little farther out.Congrats on taking bold steps to improve your life!

The lower priced fix and flips are definitely hot commodities in most major markets if the location is decent.