Cash Out Refi or Sell Rental Property?

[Justin Campbell]

Hi Helpful Friends,

I need cash to purchase a home for my family. House hacking is not an option in this scenario ("if momma ain't happy...). I currently have  a duplex as a rental. In order to get the cash I am considering either:

1. Cash-Out Refi the duplex: If I do this, with fees, etc my ROI goes down to 6% (currently at 12%) and I get just enough money.

2. Sell the duplex. If I do this, I get more money, but lose the investment. 

My property is in a stable market with low appreciation, typically. The last few years has seen a big increase. 

Advice is greatly appreciated!