It's a great way to talk through your plans and goals for real estate with people that actually understand! 

My goal is to buy one rental per year with price between 150k-250k for the next ten years (if i get to keep my job). 

.- You mentioned this sale is tax free 121 exclusion, which is great, and seems like a solid start to your goal.- The townhouse you're moving into is currently a rental, but you plan to live there two years for the 121 exclusion.

10 year (the common benchmark for CRE loans) just keeps climbing.

Quote from @Noah Wright: Quote from @Drew Goodrow: This is good information, I also have a goal of doing my first flip in 2025.

They are for long term wealth building and the goal has to be to get them Paid off as quickly as possible you then will start to see real cash flow.. a stable of max leverage rentals anywhere is not going to move the needle on income to you in the first five years.

You’re in a great position with a property that’s appreciated significantly, a low-interest mortgage, and clear goals to boost cash flow and transition into full-time investing.

You can invest in single-family homes, multifamily properties, land, commercial buildings, and even tax liens, creating opportunities tailored to your investing goals.

I'd love to connect and hear more about your investment goals and criteria.

Most importantly, choose a market that aligns with your goals!