Should I refinance? ADVICE NEEDED

[Taylor Fender]

I purchased a duplex in NC in October of last year using a FHA loan. I am living in one side and have a great tenant in the other. The appraisal when I purchased came in at $100K and I paid $89K. My mortgage is currently at about $86K. My loan is a 30 yr. fixed @ 4%. I am making extra payments currently and intend on having it paid off in less than half of the 30 yrs. I was told by the mortgage professional when I assumed this mortgage that the PMI ($60 per month) would drop when my LTV was 80%, but later found out that under an FHA this is not the case. Should I make an attempt at a refinance in hopes to lower my rate below 4% and drop the PMI or just ride this one out? The more I research refinancing the more I fall into "information overload" mode.