Short-sell, or try to rent out?
A short sale will be pretty bad for your credit report. It will linger for 7 years.  This may ruin your opportunity to buy in the new area. On the other hand you need to run the numbers, the last I looked into this, the bank will look at rent and discount it by 25%. So the shortfall of $800/mo (after adjustment) will reduce your borrowing power if you rent it out.  In general this is the idea. You rent for a year, and buy into the new area. If you short sell after this, while your credit is trashed, you still have your new home, and $50K less debt.  (Disclaimer - There are those who question the ethics of this, a willing short sale. I am offering a purely business answer and making no judgment either way. I owed $90K on a condo where others were selling for $20K. I paid until it came up enough that a lump sum got me out upon sale. The bank got its money in full)  An article on the differences between foreclosure and short sale. There is another option.  Stay where you are.
"The standard low-risk/gain very-short-term parking spot these days tends to be a money market account.  However, you have only mentioned stock. For good balance, your portfolio should consider the bond market too. Consider adding a bond index fund to diversify the basic mix, taking up much of that 40%. This will also help stabilize your risk since bonds tend to move opposite stocks (prperhaps just because everyone else is also using them as the main alternative, though there are theoretical arguments why this should be so.) Eventually you may want to add a small amount of REIT fund to be mix, but that's back on the higher risk side. (By the way: Trying to guess when the next correction will occur is usually not a winning strategy; guesses tend to go wrong as often as they go right, even for pros. Rather than attempting to ""time the market"", pick a strategic mix of investments and rebalance periodically to maintain those ratios. There has been debate here about ""dollar-cost averaging"" -- see other answers -- but that idea may argue for investing and rebalancing in more small chunks rather than a few large ones. I generally actively rebalance once a year or so, and between those times let maintainng the balance suggest which fund(s) new money should go into -- minimal effort and it has worked quite well enough.,)" One thing no one else has touched on is the issue of time frame. If I'm looking to hold my shares over the next few years, I don't mind riding out a few short-term bumps, while the short-seller is looking to make a quick profit on some bad news. Sure, I could sell and rebuy, but that's a lot of hassle, not to mention commissions and tax issues. I'm not saying I'm so sure as to start shorting tech stocks (with market volatility what it is nowadays, you could lose money because bankers got a bailout and everything went up irrespective of its actual earnings).  But I'm so sure as to say that selling any stock you've got in small tech companies and avoiding investing in start-ups is probably a good idea. "Yes, you could sell what you have and bet against others that the stock price will continue to fall within a period of time ""Shorting"".  If you're right, your value goes UP even though the stock price goes down. This is a pretty darn risky bet to make.  If you're wrong, there's no limit to how much money you can owe.  At least with stocks they can only fall to zero!  When you short, and the price goes up and up and up (before the deadline) you owe it! And just as with stocks, someone else has to agree to take the bet.  If a stock is pretty obviously tanking, its unlikely that someone would oppose your bet. (It's probably pretty clear that I barely know what I'm talking about, but I was surprised not to see this listed among the answers.)" Pay cash for the house but negotiate at least a 4% discount. You already made your money without having to deal with long term unknowns. I don't get why people would want invest with risk when the alternative are immediate realized gains. Timothy Sykes specializes in this type of trade, according to his website. He has some recommendations for brokers that allow shorting low-priced stocks: I would add to this that, while everyone is right on trading, there are certain special situations you could look into that could turn a profit in a relatively short time frame (one month, say).   A recent example is Northstar Realty Finance (NRF). I bought in at $16.50 prior to a spinoff, sold half (the spinoff company) at $18.75 within a month, and the other half (the REIT) has since paid a 50 cent dividend and gone up to mid $18s as well within a total of just over 2 months. (This admittedly sounds like bragging, which isn't intended- I just want to give an example of a short term position resulting in a gain, and I don't know any off the top of my head except the one I did recently).   This isn't trading, but it is a short term position that would have turned a profit with $1800. I still wouldn't recommend it, considering commissions eats a sizable portion. But if you want to take short term positions, you don't need as much as you would to be a day trader.   I would read Seth Klarman's Margin of Safety, the sections on spinoffs and bankruptcy. They provide some useful information on some short term positions. However, also be aware that you should be willing to hold any short term position as a long term position if it does not immediately work out. By way of example, I believed NRF would go up post spinoff but the spinoff company stay the same. Instead, NRF stayed the same and the spinoff went up. But NRF was undervalued, so I held it for another month.   Just my advice. As far as learning goes- use play money. But if you never are going to have enough money to really trade with, hopefully my info on short-term positions is helpful. If you were certain you would probably do best by short selling an ETF that tracked the index for the market you think was about to tank. You'd certainly make a lot more money on that strategy than precious metals. If you were feeling super confident and want to make your money earn even more, you could also buy a bunch of put options on those same ETF funds. Obligatory Warning: Short selling and options can be extremely risky. While most investments cap your potential losses to your total investment, a short sale has no theoretical limit to the amount of money you can lose. There is no magic bullet here.   If you want professional management, because you think they know more about entry and exit points for short positions, have more time to monitor a position, etc... (but they might not) try a mutual fund or exchange traded fund that specializes in shorts. Note:  a lot of these may not have done so well, your mileage may vary The problem with short would be that even if the stock eventually falls, it might raise a lot in the meantime, and unless you have enough collateral, you may not survive till it happens.  To sell shares short, you first need to borrow them (as naked short is currently prohibited in US, as far as I know). Now, to borrow you need some collateral, which is supposed to be worth more that the asset you are borrowing, and usually substantially more, otherwise the risk for the creditor is too high. Suppose you borrowed 10K worth of shares, and gave 15K collateral (numbers are totally imaginary of course). Suppose the shares rose so that total cost is now 14K. At this moment, you will probably be demanded to either raise more collateral or close the position if you can not, thus generating you a 4K loss. Little use it would be to you if next day it fell to 1K - you already lost your money!  As Keynes once said, Markets can remain irrational longer than you can remain solvent. See also another answer which enumerates other issues with short selling. As noted by @MichaelPryor, options may be a safer way to do it. Or a short ETF like PSQ - lists of those are easy to find online. "So here are some of the risks of renting a property: Plus the ""normal"" risk of losing your job, health, etc., but those are going to be bad whether you had the rental or not, so those aren't really a factor. Can you beat the average gain of the S&P 500 over 10 years?  Probably, but there's significant risk that something bad will happen that could cause the whole thing to come crashing down. How many months can you go without the rental income before you can't pay all three mortgages? Is that a risk you're willing to take for $5,000 per year or less?   If the second home was paid for with cash, AND you could pay the first mortgage with your income, then you'd be in a much better situation to have a rental property.  The fact that the property is significantly leveraged means that any unfortunate event could put you in a serious financial bind, and makes me say that you should sell the rental, get your first mortgage paid down as soon as possible, and start saving cash to buy rental property if that's what you want to invest in. I think we could go at least 24 months with no rental income Well that means that you have about $36k in an emergency fund, which makes me a little more comfortable with a rental, but that's still a LOT of debt spread across two houses.   Another way to think about it:  If you just had your main house with a $600k mortgage (and no HELOC), would you take out a $76k HELOC and buy the second house with a $200k mortgage?" "To summarize, there are three basic ways: (3) is the truly dangerous one. If there is a lot of short interest in a stock, but for some reason the stock goes up, suddenly a lot of people will be scrambling to buy that stock to cover their short position -- which will drive the price up even further, making the problem worse.  Pretty soon, a bunch of smart rich guys will be poor guys who are suddenly very aware that they aren't as smart as they thought they were.  Eight years ago, such a ""short squeeze"", as it's called, made the price of VW quadruple in two days.  You could hear the Heinies howl from Hamburg to Haldenwanger. There are ways to protect yourself, of course.  You can go short but also buy a call at a much higher price, thereby limiting your exposure, a strategy called a ""straddle"", but you also reduce your profit if you guessed right. It comes down to, as it always does, do you want to eat well, or to sleep well?" "An important point yet to be mentioned is that, with a standard investment, the most you can lose of your £100 stake is £100 (if the company literally goes bust, say). With shorting on the other hand, your downside is not limited to your initial stake.  You could ""invest"" £100, but end up owing £200, £500, or, well, the sky's the limit. Shorting is dangerous even for experienced investors.  For a beginner, it is about the worst possible investment strategy I can think of!" "Started to post this as a comment, but I think it's actually a legitimate answer: Running a rental property is neither speculation nor investment, but a business, just as if you were renting cars or tools or anything else. That puts it in an entirely different category. The property may gain or lose value, but you don't know which or how much until you're ready to terminate the business... so, like your own house, it really isn't a liquid asset; it's closer to being inventory. Meanwhile, like inventory, you need to ""restock"" it on a fairly regular basis by maintaining it, finding tenants, and so on. And how much it returns depends strongly on how much effort you put into it in terms of selecting the right location and product in the first place, and in how you market yourself against all the other businesses offering near-equivalent product, and how you differentiate the product, and so on.  I think approaching it from that angle -- deciding whether you really want to be a business owner or keep all your money in more abstract investments, then deciding what businesses are interesting to you and running the numbers to see what they're likely to return as income, THEN making up your mind whether real estate is the winner from that group -- is likely to produce better decisions. Among other things, it helps you remember to focus on ALL the costs of the business. When doing the math, don't forget that income from the business is taxed at income rates, not investment rates. And don't forget that you're making a bet on the future of that neighborhood as well as the future of that house; changes in demographics or housing stock or business climate could all affect what rents you can charge as well as the value of the property, and not necessarily in the same direction. It may absolutely be the right place to put some of your money. It may not. Explore all the possible outcomes before making the bet, and decide whether you're willing to do the work needed to influence which ones are more likely." "I'm in a similar situation, but I live in a state that doesn't allow mortgagees to ""walk away"" without recourse. I would consider a short sale or otherwise abandoning the property if: At the end of the day, real estate is an investment, and you don't realize gains or losses until you close the position. The ""ra, ra"" crowd that thought that real estate was going to boom forever in 2006 was just as wrong as the ""bad news bears"" crowd that thinks that real estate will never recover either.  Investments rise and fall. Many people who bought houses in the 1980's boom (recall the S&L crisis) were underwater for years until prices started rising in the mid-90's. You haven't lost money until you realize that loss."