Thoughts - when is it time to sell?

[Dan M.]

So appreciation due to COVID has been a game changer. Equity in my properties that I've held for a while really got boosted this year. I'd like to hear thoughts on when its time to sell a property or just hold it. One in particular I could likely pocket around 150k (pretax) and right now cash flows around 500 / m plus around 400 to equity when I pay the mortgage with potential rent increases down the line. So if it nets around 10,800 it would take me about 10-15 years ( depending on rent increases ) to get that insta burst of cash now. 

Pros of selling: Can tap equity without closing costs of a refi and reinvest at a higher return and scale

Cons of selling: It cash flows nicely and tenants are great, improvements done on the front end makes capex very manageable 

What do you guys think is a good course of action? I'm at a point where I could go either way.