In cases like this, a short-term bridge or private loan can sometimes be used to pull equity out now while giving you breathing room to season income or reposition for a commercial refinance later, I sent you a Dm, Let's connect!

If you’re doing rentals buy your peace of mind.

Translation: Prices are still inching up, but buyers finally have room to breathe again.Inventory has risen by about 20 – 30 % over the last year, and average days on market are stretching toward the 90-day mark.

It’s one of those things that seems like an expense at first but almost always pays for itself in reduced vacancy, better tenant retention, and peace of mind.Just my two cents, life’s too short to chase rent checks and repair invoices 😅Good luck & happy investing!

Here’s to your continued success, security, and peace of mind on your investment journey!

But if you can sell it for a premium and roll that capital into two or three more high-yield deals, that’s how portfolios grow fast.My advice — hold for peace of mind, sell for momentum.

What’s in it for you is peace of mind — by planning for the slow parts and setting clear numbers now, you’ll keep the project on track and finish stronger without unexpected financial strain.

You and your husband are in an great position with the equity plus an ESOP payout gives you some financial breathing room to start your real estate journey.

Let yourself and the market breathe.

Consider a 1031 Exchange:If you sell your Medford rental and reinvest the proceeds into another like-kind investment property, a 1031 exchange can defer capital gains taxes.This is especially attractive if your goal is to scale into higher cash-flow or better-performing markets while preserving your equity.Timing, rules, and proper guidance from a CPA or 1031 specialist are critical to execute this correctly.Other considerations:ADU potential is great for long-term value, but if you can’t fund it now, it’s more of a future option.HELOC or second mortgage: As you noted, rates on rentals are high, so probably not ideal right now.Taxes: Selling your former primary that has never been your current residence won’t give you primary residence capital gains exclusion, but since this was a rental, that may not apply anyway - something to confirm with your CPA.If your priority is financial peace, lowering high-interest debt, and increasing cash reserves, selling the rental and paying down your primary could make the most sense right now.If your priority is long-term cash flow and scaling your portfolio, consider selling and using the capital to acquire small multifamily properties that are cash-flow positive - either outright or through a 1031 exchange to defer taxes.Raising rent is a moderate option if you want to keep the property without selling, but it may only marginally improve your position.Given your flexibility and market knowledge as a realtor, you could likely identify solid small multifamily or even single-family deals that would make option 3 (with or without a 1031) a strong path for long-term wealth.Always happy to share more on what's worked for other investors.