Marvin There are so many things to consider, the way I will go about it will be by acquiring a debt weapon, home equity line of credit maybe for 20,000 and use that to pay down your principal there are some good youtube videos that will explain how to pay down your mortgage faster and save thousands of dollars in interest, but you need to have at least $500 of cash flow each month for that to work or use that to pay of a car payment faster anything that will increase your debt to income ratio so you can start saving more money each month cut down your monthly bills pay off all credit cards anyway you can i will try to get out of any car payments sell the cars buy a use one before selling the house, rent a room is a big house. obviously like i said lots of things to think about do you have kids so maybe a roommate wont work and your finances with out looking at them is hard to plan but I will try to make that house the investment get created if you have good credit that’s exactly how i started i hustle pay down my principal using the HELOC technique and when my equity become more because of lowering the principal I call my lender and increase my HELOC amount to the point that i was able to buy a house cash using the HELOC my HELOC became my checking account and i was paycheck parking all my income in the heloc is hard to explain what i did in a text but i hope this help you in getting created and into looking at more information before you sell or selling is the best way to go about it.

But if you're willing to give up some cash flow for the prospect of greater appreciation, you can come out ahead in the end because the increased taxes could be more than offset by appreciation.

The rates are "good" with huge potential to increase.

I am hoping this will increase my holdings and reach my financial goals in a shorter time period than residential.

This dramatically increases the economic benefit for the investor. 

That's the SIMPLEST way to increase yield: Lower down payment.

Do they increase or decrease due to supply or what?

Hey Ron I'm an investor in Nashville, and with the market booming the way it is with the population increasing one thing a lot of investors say is the demand is high and the supply is low making this a sellers market.

I personally was targeted by a tenant group that spammed my google reviews trying to avoid a small rent increase....those reviews are not as telling, but management never returns calls, property owners complaining of similar things are very telling.

What other options do I have besides a HELOC (which I am also considering, but holding off on because my mortgage payment is so low and I know with a HELOC it will increase).