It sounds like a single family house where you will be living in the house(personal use).Therefore, you may not be getting the tax benefits you think you are.Consult an accountant.I am not sure why your sister would agree to this as well, she is losing $170,000 in this transaction and she faces the possibility of you increasing her rent.You also have to charge market rent or close to market rent or it is all deemed personal use.

I would like Lawrence or areas that are starting to increase in value but not as high currently. 

Quote from @Albert Bui: The "real life," cashflow for me has been a decade + journey especially when you're referring to consistent predictable cashflow spanning an accumulation of purchases of apartment units. 

Every month the one water bill comes in consistently $40 higher than the other unit.

It was a wild time for subject to transactions while interest rates were increasing, property values were increasing, and lenders were stuck and could not call loans due when a property was sold or transferred.

In case you missed it, Detroit' Mayor Duggan announced that the value of houses in the city increased 23% in 2024.In the last 7 years, Detroit housing is up over 300%!

Until this happens, the REI is on the negative side, and NCF just increases the amount of Cash needed to recover, and if the NCF continues, that recover will NEVER happen. 

Savings (in 9 months increase those $10K in as much as you can)2.

If this property is hard to rent, or is functionally obsolescent (only 1 bathroom, no yard, etc), or has deferred maintenance that will be costly, or is in a location that is not appealing to Tenants, then maybe a sale would be a good option in favor of a property that has better Tenant appeal, which will likely increase rent and avoid long vacancies in between Tenants.An option to consider....

You could consider the areas in the city with the highest value increases.