I've been on both sides of the equation (buying and selling a house) serveral times, and let me tell you one thing: Your house will not outpace 18% debt, ever, and if you're planning to sell it in 4 years, you don't stand to make any money at all.Please believe me, I came of age in the '80s, when the Donald was King and the S&L's hadn't failed yet, and it was beaten into me time and time again: Buy a house, it's a great investment, get into real estate. So I have several times, and let me sum up my findings: 1. You won't turn 15% a year, not now and not over any long haul. 2. Selling a house is harder than you think. You have to cover the agents 6% (sometimes 7%), and will probably be forced to make some concessions on price 3. To make any use of the itemized deductions for interest, your house's value must be above a minumim value, otherwise the standard deduction will still be greater than your conbined interest payment - buy a house greater than 140K or so. 4. With your income and debt situation, you may no be able to qualify for a quality house that will appreciate. 5. At closing as a buyer, there are going to pluck you like a turkey with fees and percentages. It's amazing.My suggestion is get debt free above all. You will be 'making' a garunteed 18% on any money you use to pay off your debt, which is a fabulous investment. Wait on the house, or you;ll come to rue it.