Hot Market-Sell? or Cash out refi?

[Quinten Sepe]

Hey, BP collective. I'm looking for some advice on my situation.

Said situation: 

My wife and I own a SFH, that we bought in 2015, before we got into real estate investing.
We've since moved out and now rent out the property.

It is in an area that has appreciated rapidly and is extremely desirable for tenants.

Some facts (as of now):

The property cash flows.
We occupied it as a primary residence two out of the past five years.
We can command strong rents and have a very healthy tenant pool.

Some numbers:

Based on the comps, I believe we could sell for north of 200k (let's say 210k for the sake of math)
We purchased the property for 130k and currently owe 117k
The mortgage, all in (PMI included) is about $970
The rent is currently $1625/month (tenants now on month to month)

Our strategy is really buy and hold. However, I don't want to operate blind to opportunity.

We're just past the one year owner occupant requirement in our duplex hack.
Of which both sides will be renovated and ready for tenants in the next few months.

We're ready for our next property and would like to do one more hack before buying pure investment from the onset.

I don't want to kill our cash cow, but I can't ignore the fact that selling at a peak could put us in a position to grow our cash cow heard.

What are your thoughts?

Thank you in advance,
-Q