Then rent the bigger home out using a property manager, allowing her to possibly cash flow and maintain that asset and let it continue to grow in value.Encourage her to consult with a CPA or tax attorney to explore the best strategy tailored to her situation.

Since multifamily properties in your area don’t pencil out, exploring out-of-state cash-flowing rentals or mid-term rentals (such as renting to traveling nurses or professionals) may be better alternatives.

As I explore the neighborhoods in NW Philly, any suggestions on reputable agents with experience in those areas? 

In light of this, I have been exploring the possibility of pursuing creative finance options, specifically seller finance deals, as a potential means to achieve my goals.

If maintaining cash flow is your primary objective, you might want to explore other options.

My wife and I are out-of-state investors exploring TX.We understand the TX market has been taking a breather but we love the strong fundamentals.

Right now, I'm exploring investing into a mobile home park.

If you’re exploring financing strategies or want to discuss how to structure deals for your goals, I’d be happy to contribute where I can.Looking forward to seeing your journey unfold!

You may want to first explore cities that you are already familiar with.Think of cities where you grew up, went to school, like to vacation to or see family.You will have a better idea of what the good / bad parts of town than a brand new city that you are unfamiliar with.Best of luck.

You could also explore seller financing or a bridge loan to give you more flexibility.