Keep current renter, rent to someone else or sell Condo

[Debi Huber]

Bought condo for 425K, height of the 2004 market, a mile from the beach and have invested 45K in upgrades. Current value is 525K. HOAs  $427/month. Property taxes $405/month. Current market for rentals is around $2600. We have a renter paying $2400/month. She may stay if she can sign a 2 years lease at that $2400 /month rate (has another offer in a nearby unit). She is a very good reliable clean tenant. Keep her? Rent to someone else or Sell?