Everything is great, shifted to the house hack and ADU model of investing due to the value-add aspects that it gives, they are huge verse just trying to look for a rental. 

There are many benefits to using a broker vs going direct, but just from a rate and term perspective, still maintaining your banking relationship allows you to tangibly see whether the broker can save you money and get you better terms.For example, unless you’re talking about a complex ground-up construction deal, with many moving parts, that will take significant time and manpower to execute, a good broker, confident in their abilities, will usually work with their clients and allow them to work with their existing relationships while the broker pursues and reaches out to their own lenders.

For those of you who've had similar options, what kind of difference do you look for from mathematical perspective in order to decide whether to sell or rent?

I think that could give me a lot of peace of mind, as some unforeseen market shift or increase in competition impacting the financials is what keeps me up at night. 

Inventory will continue to climb, prices will come down when sellers are desperate.. that's when we will see the next shift in the market.  

I am in the same boat although I do not have kids lol so maybe not coming from the same perspective.

From a rental perspective, I feel that overhead lights would be a convenience and not a necessity.

Tenants don't usually think about an issue from the perspective of something damaging the house as much as whether or not it inconveniences them in some way, so I need to make sure I'm asking the right questions so my priorities are protected as well.              

People are working smarter with their money, rather than harder.My perspective... your mileage may vary.David J Dachtera

You look at all factors that you believe pertain to your specific property, do you have other tenants, is it a quiet building, do your tenants work nite shifts, will young families with children be a good fit etc. etc.I know someone is going to jump in with the usual "fair housing" cry but you need to consider whether the applicant will fit with other tenants or if they may destroy your property etc.