If that's the case, you should be able to rate/term refinance at ~75% LTV with a DSCR loan, and with some interest-only basis, your payment will go to ~$850 (based on ROUGH pricing TODAY).

Essentially though you need to go off-market.

At the risk of taking flak here, I'm going to say I've seen a lot of super cute stock tank pools that are low-cost options. 

Then hire a handyman to put everything together.Rooms to go sells whole rooms full of furniture, sometimes at zero interest.

Staging your house well can help you attract more attention from buyers, which ultimately helps it sell faster and maybe for a higher price than an unstaged home (see visual):What Are My Staging Options?

And who is the A.G. going to favor?

I have clients doing 1 a quarter thats about the slowest to others that will go on a mini tear and I will help them buy 5 or 6 over a 45 day period then they go to work.But generally my busy folks will do 15 to 30 plus a year..

The risk increases the further you go from home, so I'd just stay home if I were you.

He'll still be renting - just from you instead of others, and at all the costs to you that you have enumerated.Your son doesn't "need" to buy a house.  

AS such, you probably would not buy the house you have now as a primary rental from the get go.