Putting it as a long term rental will not give me any cashflow, I can probably rent it out for $1500 max and my mortgage payment is around $2381/month. 

These lists come up all the time with long term top of the market, etc etc and it changes every 6 months.

If you are lucky, it will cover all your costs related to the property (bank rate etc.).In Germany, real estate is a long term investment where usually the biggest gains (depending on region) come from appreciation.

When starting, I say "borrow as much as you can for as long as you can."

This is a single family home and was originally a primary residence before turning it into an long-term rental.Some strategies I'm considering to grow my portfolio are using a HELOC/1039 tax exchange to purchase a second investment property/multi-family property or refinancing my current investment property into a conventional loan to utilize another FHA loan for a primary residence (with the idea of eventually turning that into another long-term rental).I currently have a 7% interest rate, and am considering refinancing in the coming months if/when the rates drop.

Long term rental comps on average, when you pencil it out, will be at a loss in the $100-500 range in my experience.

I had 3 different long term tenants in this unit over last 13 years, never had any issues.

If it takes you 4 more years to pay off your mortgage, how long after that until you have enough funds to purchase a rental property? 

I will not be able to do a cashout refi with a conventional lender for 12 months, and although Fannie and Freddie require a 12 month seasoning period for cashout refi's, it seems most convetional lenders, even in a straight out refinance (with no cash out) require 12 months as a policy.Does anyone have any recommendations for long term lenders that will balloon me out on a long term loan?

@Belinda Fello- Usually, when you rent a property that has an HOA, you have a term in your lease that requires the tenant to comply with any rules or regulations of the HOA.