@Whitney Hutten You make some very interesting and unexpected points.At this point I'm intimidated by non traditional financing but I do plan to learn a lot more before I make my next purchase.I've been thinking quite a bit about partnering with more experienced investors as it seems like a great way to gain mentorship as well as to maximize the success of the investment.At this early stage my portfolio is fragile and I can't afford to make big dumb mistakes.At the very least I do not want to make another RE purchase until I'm feeling really solid on my network and education, not to mention the recovery of the economy.The question of whether to sell or hold has tormented me for years.There is one other factor I neglected to mention in my OP that made me decide to hold the property, for at least a year or two longer:This home is within throwing distance of a major city overhaul project that is drastically improving the area immediately surrounding it.It's been transforming a creepy downtown area that previously you would not want to walk at night (or even the daytime) into a bustling mixed use community.The project has been going on for years and right now is finally in progress in the blocks visible from my house.Also the house has easy freeway access, and is positioned within 10 minutes of an extremely expensive beach area.

Right now, after watching David Greene's video "What you need to know about buying long distance rental property." 

I feel like I can start virtual wholesaling with a partner (long-distance) I may not make much return but experience is everything.

After listening to the podcast and also Long Distance Real Estate Investing I am feeling more confident at looking into properties out of state.

After listening to the podcast and also Long Distance Real Estate Investing I am feeling more confident at looking into properties out of state.

If you're ever in DFW, hit me up and we can grab a socially distanced beer. 

I'm looking ahead in the distance at that big black cloud called Foreclosure!

I'd like to recommend either reading or listening to David Greene's book on Long-Distance Real Estate Investing. 

I want to keep my distance from renters, and honestly gives more flexibility with an ever-changing life in the military.

To the long distance landlords, Who is your "boots on the ground" person?