Re-fiance or Sell current property

[James Newkirk]

I am a military member being re-assigned from California to Virginia. My current home was built in 2006, I have lived here for 3 years now and have not had to replace a thing maintenance wise. My house here in CA is currently appreciating at a rate of $2-4K each month give or take, so if possible I would like to keep this asset for long term appreciation as this would be my first rental as a buy and hold investor. I have come up with 4 options moving forward, any and all inputs are appreciated. Essentially, what I would be doing is a BRRR (minus the R for rehab) because the rapid appreciation has given me built in equity. Quick break out of the numbers are below.

Current Interest rate: 3.25% with Wells Fargo fixed (27 years left)

My loan balance: $336K

Home Value: $437K

Current monthly payment: $2K (would rent for $2,200)

Option 1: Sale the house outright, after paying taxes and closing cost I could profit about $70K.

Option 2: Rent out as is without refi and probably break even if not come out the pocket here and there to cover maintenance issues as they arise.

Option 3: Refinance with a military Credit Union at 3.0% fixed for 30 years interest rate (already approved). Leave 100% of the equity ($101K) in the house and refinance, this will bring my new balance to $356K after absorbing the VA funding fee and paying taxes and closing cost again. This drops my monthly mortgage to $1502. So after insurance and property management fees (roughly $200), I could cash flow roughly $500 a month if all goes well with no maintenance issues.

Option 4: Same first step as option 3, but instead of leaving in 100% of the equity. I can pull out $30K (roughly 30% of the equity) for a down payment on my next property purchase in Virginia leaving 70% equity in my home and refinancing at a new mortgage balance of $387,960. Additionally, it reduces my monthly mortgage down to $1636. After insurance and property management fees, I would have roughly $350 each month left in cash flow.