IF you have super strong income and you and have a lower 1st lien, lots of equity - MAYBE your best bet is using a local bank or CU to get most competitive HELOC inv terms.

Figured there would be a few data points left out of the equation' that I would need to circle back with :) .There are additional units not rented at this time which could be rented to increase the income.

Depending on your debt to income, you might have to sell or have an executed lease to secure financing to buy the second home.

But I'm still suspect about Cumberland because of the low income and stagnating industry and economy.

600+ credit score; income validation; we have potential tenants meet the existing tenants to make sure there is a good fit. 

If the property manager uses a payment app integrated with the property management software to collect rent for the landlord, this is not gross income for the property manager.

Yes I often hear PPR and DLP in the same breath as they both seem to offer solid income with fairly low risk.

It's an amazing market here with so much incoming growth due to population growth, job growth, and companies moving/developing here!

As for financing, make sure to explore options for using rental income to qualify, and be prepared for a 20% down payment.

Or sell using the 1031 exchange along with a partial 121 primary residence exemption There is a way you could take advantage of the 121 primary residence exclusion allowing you to take the first $250k of the gain tax free ($500k if married) and qualify for a 1031 exchange.Say you purchase a property as your primary residence (house hack extra rooms for extra income) and lived there for two years while stationed there.