Should I look to refinance?

[Cosmo Iannopollo]

Let me start by saying that I'll have owned this home for 2 years in December, so this may be a little early to be discussing this. Just trying to get a sense for what I should do when the time is right. 

I purchased a duplex in December of 2014 with an FHA loan. My credit is lovely (thanks responsible self), so I was able to qualify for the lowest interest rate possible.

Fast forward to today and I make a higher salary, have a tenant, and have about $20K equity into the property. 

I receive about a letter a day asking me to refinance, but I'm very skeptical these are legit. My goals right now are to get rid of my PMI and if a lower rate is out there, get it.

Thoughts? 

[Thomas S.]

Pull out every dollar you can when you can assuming you have invested in a property that will cash flow with a 100% financing calculation. If a property does not cash flow based on calculations with 100% financing it is not a good investment property.