My monthly payment will increase another 600/month but I would build about 15k/year equity as opposed to 4k/year.  

Debt to Income sounds like your biggest inhibitor, therefore, get started decreasing debt and increasing income.

Also, the online banks are generally the first to increase their rates after the Fed announces. 

Another version of this is to go to lumber yard and talk to some of the account reps and see who's in good standing and go from there.Ideally though, hard to beat referrals from people with the same or similar standards as you... this way you increase the chances of success vs starting form scratch. 

I just recently added Someway and VRBO as listing channels but have not yet optimized completely to increase income and to limit time requirement.I would recommend that you calla few property management companies that handle rentals in your area, have them provide furnished rental comps and expenses.  

What did you do to increase the value of your potential house before the appraiser walks through? 

All of that increases the bases an will reduce gain.

I keep contemplating whether of not its smarter to keep or sell with such a high HOA that will only increase.

I will probably have to increase my money up front to cover additional rehab costs.  

That way, you know your chances of closing a deal have increased significantly.Happy to help you further.