SELL OR REFINANCE???

[Alipate Moleni]

I own a 3-2 SFR in a B class neighborhood with great schools and very low crime, valued at around $315K which I purchased back in 2010 for $150K and refinanced in 2014. I currently owe $138K on it. Ive been renting it out to family for $900 since 2014 (only covers the mortgage). Market rent for similar house's in the area is $1500 +-.

I'm not interested in HELOC or HEL. I'm also not interested in a 1031ex as I don't want to be rushed into a bad deal.

As far as I can see my best options are to sell or refi. Here are the main pros I see in each option:

Sell pros: more cash out; drop a property that will likely cash flow negatively if I were to Refi (even at market rent); avoid large cap X expenses that might need to be taken care of in the near future (appliances, large trees etc...); sell high before impending recession.

Refi pros: keep a property that, long term, will likely continue to increase in value; avoid capital gains tax and major closing costs; quick and simple process.

Right now I'm leaning more towards selling but I just can't pull the trigger.

LMK what you think I should do. Thanks!