Look at their marketing strategy.

More states are changing their laws to accommodate assistance programs.

If you wait for a perfect time, you'll never get into the market. 

@Miles Presha That SHOULD be a viable strategy but based on the rents in your market.

How does this stack up with your Florida markets? 

We have a lot of new builds in Florida and depending on the market, 2x SFR's can be cheaper in others they are not.

But you are not building any equity renting your current place.Just keep a few things in mind: make sure the rental market can support your income goals, be prepared for the time needed to manage multiple rentals while working full-time, and stay aware of any lease terms that could affect your plans.

Which direction is the small multifamily market heading in?

@Nicholas Olson in my market today you wouldn’t cash flow on a 3.5% down payment.

Please be gentle; I'm new at this and it's pretty complex :)Structure / Legal Details- we'd establish market value through a combination of comps from local real estate agent and an appraisal- attorney would establish all required "arms length" aspects including a mortgage at a minimum standard federal rate- LLC would pay us back based on a standard promissory note over 30 yrs Pros of selling to the LLC (I think)- A sale now would be the only time we'd be able to take advantage of the cap gains exclusion on this house bc we won't qualify for the "live there 3 of 5 years" rule due to the timing of our lease and our last time of residence.