I'm new to this community, though I've been listening to the podcast and reading the classics on and off for the past few years.I'm here to learn, connect, share & potentially meet future advisors, mentors, or even partners, and add value where I can.

If the $9k is your actual free cash, that's still not a lot, particularly for any future issues.

The last thing you want is to give notice, bring by potential future tenants, and find out the place is a disaster.

My plan for years has always to buy a property that not only helps pays the bills, but also will provide some extra income in the future.

Home is in a good market with public schools and high demand.Option 1: Simply sell home, downsize and purchase a smaller home and invest spare cash (pros: hassle free and homes are getting top dollar in the area, cons: feels like there's a lot to be leveraged with the home and would be missing out on future appreciation to "keep property in the family")Option 2: Rent the home and take HELOC or REFI to take out equity for smaller home purchase.

I believe I was trying to articulate that it may be easier to get more desirable financing in a shorter period of time in the future with a short sale than a foreclosure on your credit and that a foreclosure on ones credit is less desirable.

I just know if i don't start ill regret not taking a shot at my financial future.

So let's see what the future contains.Best Regards,Matt Harmon

I want to pay for future customers. 

@Chris BeckWelcome to BP, and congratulations on making the decision to invest in your future via real estate.I have written a few blog posts that may help you get started here on BP, and with your investing.