1031 on duplex in Central Texas. Looking to leverage equity.

[Ryan White]

Hey Everyone,

I have a duplex in Central Texas that I have owned for the past 20+ years. Currently nets about $800 / month. Was looking at taking advantage of the built-up equity ~$45K. Could do a 1031but I would hate to lose this cash cow.  The property comps in the $70K - 75K range.  Would it be more prudent to do a cash out refi and reinvest the equity into more properties?  Or is there a wiser approach to leveraging this property?