My thoughts are to either consider it as a wholly separate business, using my (future) agent license to get to know the market, generate leads, etc.

.- Current Rent is 150$- $200 behind market avg.I am very comfortable in single family homes in this town (own 18 SFH rented and performing well).

Is th is nature of the market we are in?

@Ryan Daulton I also saw your other post about how to find off market duplexes.

If the market is such that no single family property cash flows, better to look at other types of assets.

@Russell Brazil Or in markets that are traditionally vacation destinations.

@Josh Chamois Hmmm, I think the BEST place to find good lenders is from other real estate investors in your market. 

The outcome will be a great new modern flip in the hot hot market of Pottstown.

Typically you want the debt with the property and putting that debt on your primary is generally a no-no unless its short term.If I were you I'd pull out 70% equity from the rental property, go find another house under market value to fix up and force appreciation. 

California is an expensive market.