So, your focus may need to pivot from high rental cash flow to little to no cash flow as a rental with an appreciation upside.I would recommend taking your $150K to $200K and securing a solid equity position in something that will cover its expenses and maybe provide a small cash flow, but then is poised to appreciate nicely over the course of the next several years. 

Performance is solid.

You got some solid advice above check with your lender and get in contact with an attorney like @Bob Floss II who can help setup the OA.Assuming there is no pushback from your lender, you should be able to do a quit claim deed to retitle. 

One of the first deals I had (multi in an up and coming area) my buyer was paying cash and the deal was solid.  

It sounds like you've gotten some solid direction above, but a few flags stood out to me in the above discussions and I wanted to point them out to help make your decision.- 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.

The committees have never said they'll require a specific form of evidence to show that you've rented the place for at least a couple of nights.

Having it solid in a spreadsheet instead of in your head or on notebook paper and playing with the numbers for the repair budget isn't wrong.

Refinances, it is more obvious as there will be modifications to the property that are evident on the appraisal.

I’d be happy to connect and share ideas on building a solid plan, like assembling your CORE 4 (agent, lender, property manager, contractor) to help streamline your journey.

That leaves lease option, or what I think is a more solid way to do it - lease purchase.