Long term rental numbers are hard to get cash flow with added in reserves for maintenance, cap ex, and vacancy.

@Ricky Hernandez  We bought in two different communities that had no rental restrictions then later imposed cap of 10% rentals. 

But, the self-sufficiency test for FHA loans can be really difficult in SF, meaning that the market rent from units you will not occupy must be sufficient to pay for the mortgage payment. 

As-is cap rate of 7.5% in my market (kc) would be pretty awesome to buy. 

$40,000 x 25%(assuming a 25% interest rate on credit cards) = $10,000This is more than the annual cash-flow that you are getting from the rental.I would look at a way to paying off the credit card debt asap.Look to see if you can take a HELOC on the investment property(likely difficult).If you can't you may want to consider selling the proprety.You will also feel a lot of relief of not having credit card debt hanging over you.What is the interest rate on the car loan?

Due to the popularity and scarcity of these properties in Nashville, it would be difficult to find a property meeting the STR requirements given a proposed purchase price of ~$300-350k.Additionally, your situation is a bit unique as it sounds like you may be living away from your primary residence more often than not, and as such, I also recommend you confirm with a lender whether this situation would qualify for this type of (primary residence) loan.

You will have a very difficult time finding a lender.

Congrats on your success so far.Some random thoughts for you:- It might be difficult to tap the equity in the rental at this time given the current state of interest rates. 

diversification and cash flowSan Jose, CA has been very appreciation heavy... and i'm not opposed to keeping some property here, though the multi-family / commercial real estate has very low cap rates, and low growth from what i'm seeing.

unfortunately, I think you are right - it's a difficult market for investors, period.