@Jo Lynn Sounds like you'd be selling via owner financing as Account Closed mentioned.

It sounds like a ranch home, so could you have done a "pop top" and added a 2nd floor to it doubling the size.

@Kyle FalkensteinI think LVP is better than carpet in the long run, but if the current carpet is nearly new and in great shape, consider keeping it through 1 renter before replacement.

Since it's cashflowing, and it sounds like the loan is assumable for an investor (Maybe?)

This sounds interesting.

It even sounds like you blew off the zoning portion twice.

I will admit, it's a scary thing to take on as a new investor, and it's not without risk and time commitment.if you can cash-out refi that sounds like a decent option - hard to advise on that without seeing the numbers. 

Supplement and eventually replace w2 income.questions: split the property to make it 2 separate rentals?

Through depreciation, other income taxes are offset, through debt paydown and appreciation, he's going to gain $thousands per year in equity.Subjectively, it may appear not to be a deal, but if the buyer understands these factors and wants the property, an entry fee under $10K sounds like a deal. 

Any expenses for your property that is shared by both sides is split 50/50, such as insurance, mortgage interest, property taxes, or major repairs such as roof replacement (which has to be capitalized and depreciated).