The HOA takes care of everything outside of the studs and I save enough to just replace anything that breaks and skip the repairs. 

Rentals go fast in the neighborhood (many homes rent out to officers from Millington on 2-3 year tours) and the school district is being refined to build a new middle/high school not far from our home (breaking off from a much larger system).

I started to scale back on my comments, partially because real estate for me has gotten very stressful and I'm taking a break from buying anything.

Take breaks when needed and keep going when you’re ready.

Get your foot in the door and aim for a break even (if it means you can get started). 

Does anyone have any good options that are safe and won't break the bank?

I wouldn't buy an investment property that I was just breaking even on.  

However, with either if there are no breaks, the line is fine.

Currently I had borrowed 12.5k to consolidate credit card debt and I can borrow up to 23k. 2) Would it be wise to roll this into my home mortgage so I can get the tax break for the interest and allow for more borrowing power from a credit union?

Plus if you bought with all cash from the proceeds of the sale you would be trading down in asset value quite a bit.Depending on the refi rate you could consider keeping this and refinancing it to pull some cash out which you could use as a down payment on another property.Just some thoughts, hope they help the issue with the refi is those rates at the new loan if i do a 75% LTV will almost overcome the cash flow its producing now and basically get to a break even point.