You either need to pile up more cash or give up some comfort via owner occupied investment options.

Our offices are in the southern parts of the US so naturally we're more comfortable with buying in our backyard.

If you're looking for appreciation and are comfortable with being a landlord, keeping it as a rental could work, especially if it's cash-flowing $300/month.

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Do you have a lease I could look at, if you feel comfortable sharing. 

If you just flat aren't comfortable with debt, then that's one thing, but I don't get the impression that's necessarily the case.

If you go RBTR, here are a few key criteria I've seen to assure comfort of living and lower vacancy / turnover:- at least 400sqft per tenant and no more than 2 tenants to 1 full bath -excess parking where folks aren't blocking each other in and you're not getting complaints from your neighbors about overtaking the street parking.

They’re ideal for those building portfolios, as they don’t require extensive personal financial documentation.A key tip is to ensure the property’s cash flow comfortably exceeds the lender’s DSCR requirement (typically 1.25x or higher).

(This well could be a generational thing and whatever the comfort level of the guest is.)

I think it’s just taken time and she’s starting to be willing to help at her comfort level.