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should Isell my house or rent it out? Buy or rent another house?

I've been racking my brain for a week on what to do. Divorced mom age 51 2 kids 19/15. I bought my house new 10 years ago cheap, financed a few years ago at 3%. I love this house but sick of the neighborhood and its a cluster home so I have no private drive way..only a 2 car garage...only a sideyard..sick of 2 story....neighorhood is mostly renters and investors with no pride of ownership..HOA dues go up every year and the few owners that live here have to put up with all the renters and nonsense.excellent location in high demand very safe suburb in AZ...only 2 houses for sale in my neighborhood including mine the other is way overpriced. House has been for sale for almost 2 weeks and some traffic but slow only 1 showing last week and she was in and out in 5 min ...price point is great for city...its a big rare floorplan too....rent would be $2500 if i keep it..mortgage is 1050....I really want to buy a new build with a financing incentive I have my eye on but the only way to afford this new house is with proceeds with this one..I did put an ernest down on new build with 30 day contingency if my house isnt under contract its fully refundable so im not out anything. New house is roomy 1 story...backyard...great house a little further away..higher payment though even with proceeds with this one...new build is obviously more expensive now and promo interest rate is 5.5 30 year through builder lender.

either way I want out of this neighborhood. There is no way I can buy this other house with no large down my payment would be a crazy $3200 a month and not even sure my debt to income qualifies. Everyone keeps telling me to keep this house and rent it.

I could rent a small 1 story house with a yard house which would be way more than my mortgage but with the extra income from rent could swing it easily I make decent. Plus I would be throwing extra money towards mortgage every month. I can rent a decent house closer to my sons school for 1900 or so....likely not with the upgrades this house has of course.

What to do?? I have a hard time parting with this house....esp since I've been here 10 years...but I no longer want to live in this particular renter infested neighborhood ..tired of having no driveway....no backyard...and its a bit of a drive from my sons school I share custody with his Dad..I would like to rent a house closer to his school for the next 2 years.

New build is the same distance from his school. If I dont sell pretty fast I am going to lose this house..get deposit refunded..then I could go with another builder near by and build a house and have more time to sell this one.

What would you do if you were me?

submitted by /u/Senior-Shape-2813
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source https://www.reddit.com/r/RealEstate/comments/17zod83/should_isell_my_house_or_rent_it_out_buy_or_rent/
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