And vacancy is non-factor as we are running our numbers off of gross rental income so vacancy doesn't factor in.

I'm a young guy (not letting age become a factor) who's looking for his first deal.

A few months ago I invested $850 for a 1000 strong mailing list with careful demographic targeting for years in residence, SFH home type, amount of equity in the home, and correlated with an increase of crime in the area (as crime is usually a major factor in getting people ready to sell and move). 

Check with your agent and/or shop for the pricing of that new policy to factor that into your calculations

A key factor for him was having the ability to close on it and delay our possession for a couple months to give his family time to finish school and get ready for the move.

There are so many other factors not mentioned here that other more experienced investors talk about like the experience you get from buying a rental, managing one (or finding a good manager), or running a rehab if you need to.

@Raymond Bachmann,There are a lot of different factors and numbers that you need to take into account with this decision.

Potentially a mix of the data scraping taking into account blocked days on the calendar as true occupancy, and factoring fees as part of the ADR (average daily rate) I would say they have shown a material miss when it comes to data for properties that I had managed in the past.

Today I’m debating on to sell or keep this renta property and one of the factors is comparing my current cash flow to potential cash flow .

The other piece to factor is the amount of time that it takes to secure a HELOC which is averaging anywhere from 3-6 monhts (I'm currently nearly three months into a HELOC application for my rental).