I am not afraid of non recourse loans because I know the deals I do are solid and I am not concerned about failing.

When the 5 years come up the property has been tapped so the next buyer certainly isn’t going to pay a premium to take the property on?

Wholesaling might work if you find the right buyer who sees the long-term rental potential, but you're not likely to see significant gains quickly with the numbers you’ve shared.Given that you're cash-flowing well and have a stable tenant through August 2025, holding the property while pulling out equity to pursue other deals sounds like a strong move.

I'm not a buyer in the city proper, but you shouldn't have difficulty selling it.  

After well over 1000 houses it’s proved it’s worth.BUT if you think sugar coating will work sprinkle sugar all over the conversation. certainly nicey nice communication and unabashed laughter will get you elected but it won’t buy many houses. our product is money and we best not forget that. there’s a power exchange happening in every conversation and the one who blinks first fails unless winning isn’t important.  

Since I am a licensed real estate agent, I was able to represent myself as the buyer's agent.

I would say this pitch would be far more attractive value proposition because most PM’s fail in these respects while most can login to a owner/tenant portal in 2024 and feel like they are getting instant access to communication even if that may not actually be the case. 

So if you end up needing to sell it in the future, would be a hinderance since it would eliminate FHA buyers all together + even some conventional buyers too. 

Rates have now decreased from averages in the mid-7's to now upper-5's, yet the market has not seen a "speed up" -- likely due to the seasonal swing, and the upcoming election. 2025 should see strong property value growth, with increased inventory, but also increased buyer activity with rates expected to continue downward. 

Waiting might increase value, but your renovations could attract buyers quickly.