Seeking to improve my financial position, I bought a three family home using an FHA Rehab loan while the $8000 tax credit incentive existed in 2009. I had essentially no non-retirement assets at the time and had to do this in a highly leveraged fashion, using a credit card 0% on purchases offer and the US Mint deal to establish a reserve suitable for the down payment. The house is in a slightly run down area of a northeast US city where vacancy rates are running around 9%.The house was bought in foreclosure for ~120k in 2009 using an FHA rehab loan, with ~195k total owed after closing costs and rehabilitation costs were rolled in. It is now a turnkey property with all new heating systems, renovated rooms, flooring, etc. At present, I live in one unit which has a likely market value of $1000 per month, and the other two units rent for a combined $1600 / month (which is probably slightly below market. It's realistic that I could get $1800 in total, but would need to find new tenants for one of the units to do this.) Unfortunately, there were cost overruns with the rehabilitation, which was a situation I was prepared for, which required me to spend an additional $15k out of pocket, for a total effective basis of around $210k in the house. In addition, I had some difficulty finding tenants initially, which led to me running up around $30k of debt juggled with 0% balance transfer offers, which I have since retired to around $9000. My employer has a generous match, and I didn't want to miss out on any of that, or my ability to contribute to a roth IRA each year, and preferred the debt at an effective cost of 3-4% APY.The present mortgage payment, including property tax and insurance escrows, MIP, etc is around $1700, so the house is close to cash-flow neutral (barring repairs and common utilities), despite the fact that I'm occupying it and using 35% of its value or so - Overall, it's been a reasonable investment, but I'm still in a very cash poor position.I have an opportunity and a locked in rate to refinance the property to a new conventional 30 year loan at 3.75%, contingent upon an appraisal that allows me to do so. Because it is a three family property, I can only find reasonable deals at 75% LTV which will require me to bring up to 15k to the table to close a refinance depending on how the appraisal comes in. In the event that I can close the refinance, I plan to remain in the home for at least one year (though probably no more than two), so I qualify for an owner occupied mortgage for the re-fi, though eventually I plan to leave the region of the country I am currently living in for personal reasons. This refinance would bring my monthly payment down to around $1200-1250, which makes things considerably more affordable from a cash flow perspective, even if I continue to reside in the home. Obviously, I don't have $15k, but I can obtain it via a 401k loan with ease, and pay that off using credit card balance transfers, though I'm hesitant to carry significant sums of revolving debt. I am not aware of affordable HEL or HELOC products for this type of property at the LTV I'm talking about.Unfortunately, my job is not particularly highly paying relative to regional cost of living, and I don't have a lot of mobility at the moment with my current employer. In addition, it has become somewhat insecure lately, and I've become relatively burnt out on the industry and job function which I find under-challenging on a good day. In the event I were to lose my job, I would likely leave this region of the country almost immediately, and either sell the home or turn it into a straight rental property. The sale might end up being at significant loss when considering realtor fees and the relative illiquidity of homes that are "over-improved" for market conditions, (I feel that I'd have to hang onto the home for a long time to get the right price, or quick-sell it for around $200k), it would seem to be a more prudent option to be an absentee landlord and find a property manager in this eventuality. I don't feel particularly well suited to being a landlord, though I've done alright so far, I suppose, and though my overall net worth is pretty good compared to the income I've had, I feel as though I'm in a bit of a bind.What would FWF suggest that I do to maximize my long term financial health and peace of mind? Thanks in advance for any help or suggestions offered.
Age: 29 Single, no kids, no plans for kids, reasonably good healthIncome: ~$50k / yr gross, excluding the rental.Property:$200k assessment, probably $225k zestimate, probably worth $230-240k due to higher than standard level of interior improvements
$180k - Mortgage at 5.75% + FHA MIP for one more year, 26 years remainingAssets: $85k 401k, fully vested, about half roth and half traditional
$60k Roth IRA of which 24k are contributions
~$3k mid 2000s sedan paid in fullLiquid Assets:$7k in the bankDebts:$9k - 0% BT Through June 2014 (debt is related to renovation of the home, and was about 10k higher 2 years ago)FICO around 780, approx ~$120k in available credit across several CC issuers, regular 0% promotions, though mostly with a 3-5% transfer fee.
(BTW, this is not an alt account, I have lurked here for a long time, maybe almost 10 years, and have gained a lot from the community, and though I haven't had an opportunity to register or contribute as of yet, the techniques here have allowed me to help friends and family and make a positive impact on the world in general, so thank you all).