I will have about $50,000 in a few months and I think I have a solid plan. Any critique is appreciated.

My aunt passed away and left me what will end up being about $50,000.

I have relatively few debts but here's my full financial situation:

65,000/year income

I am in a Lease purchase agreement for the home I live in which is a 2 unit house, 2 one bedroom apartments, the larger of the two I live in on the first floor. The rent upstairs is 700 and mine is 800. Both of these are greatly underpriced in my area. That total is 1500 and the lease purchase is for 925 per month plus expenses, which total:

Home improvement loan:

Minisplits ac units, $17,000 financed at 13% interest for 15 years,

$218 per month

My electric:

$135 per month

Owner electric:

$65 per month

Gas heat and hot water:

$120 per month

Personal debt:

Car loan, 7.29%, 5 years left on term, current payoff of ~$18,500

$360 per month

Credit card balances at ~28.99% interest:

$3,000

So here's the plan:

Immediately pay off the Minisplits home improvement loan -$17,000, saving 22k over 15 years

Pay down all credit cards to less than 5% credit usage. -$3,000

Renovate upstairs apartment to allow increase of rent to at least $1,250 per month at a cost of -$8,000. (the idea behind the lease purchase is to use the income generated here on a mortgage application in less than 3 years, I opened a separate checking and savings for this specifically and getting and additional $500+ per month from the 8k in improvements is obviously a great return as well and will show on the bank statements as well)

Deposit $6,500 into an Hysa for emergency fund

The remaining amount is where I get slightly stuck. I am left with $23,500. I'd really like to reduce my monthly car payment if possible and if I could pay it down to $10k, at the same interest rate and remaining term, I'd have about a $200 per month payment. The money saved ($160/month) would be regular contributions I make into a brokerage account index fund, to add on top of the $15,000 I'm left with.

One major question is, would you recommend paying down my car loan in order to then use the savings as a regular contribution, or just keep my current payment and deposit the whole $23,500 into the index fund? I do want to have funds available in 2-3 years to help close on this house for context. It seems to me that my 7.29% rate makes this a same same kinda thing. Either way would work. What do you think?

Thanks for taking the time to read all this and let me have it! Have I been thinking about all this correctly, in order to maximize the potential of the inheritance?