Hey I'm hoping someone can help or give feedback on the best finacial decision out of these options.

Here's our situation.
Family income 140k Approx cost of living 80k Current mortgage 205k Current equity 240k approx Potential new mortgage 500k

We're hoping to move closer into city in better school catchment.

Option 1. Sell current house and put equity into new house or ETFs

Option 2. Turn current house into rental and move into new house with 705k mortgage (both)

Option 3. Sell current house and rent new house. Putting equity into ETFs

Option 4. Turn current house into rental and rent new house.

In each option I'll be investing the excess into ETFs.

I'm going to attempt to make a spreadsheet to compare but I don't know all the costs and tax implications for each scenario. Any feedback would be great.

Thank you.