Should I sell my house or cash out refinance?

[Hunter McCoy]

Bought a house in Leland NC in 2019 for $226,000. My mortgage is $1270 and I am renting it out for $1640. The houses on the street are selling for $280,000. If I sold it at $280,000 that would be over 12 years of rental income. Should I sell it and invest into another property? Or are closing costs and expenses to sell going to eat up a lot of that? Should I cash out refinance, how does that exactly work? I keep the house and the equity? Lol I have tenants