Expensive townhome less cash flow increased mortgage due to taxes

[Gp G.]

 I bought the townhome for 566.5k about 22 months back in Atlanta market. Existing tenant paying 4250$ for the last 20 months. I have to pay realtor fee to get this tenant initially.  Her lease expires on March 30th 2021. I offered her she can sign for 1 more year for 4150$ a couple of weeks back but she never signed even after 3-4 reminders.(she mentioned bigger units in same community are available for less rent and i got call from tenant screening company also asking how is this tenant, is she paying rent on time for which i said yes).  I paid 150k down when I closed this home and kept it on a 30 year loan (at 4.125% rate currently after refinanced 12 months back originally i had 5.125% interest rate for about 9 months with different bank) . My bank increased my mortgage suddenly today almost 900$ to 3420.90$ starting 01012021 due to increase in taxes, insurances, buffer escrows etc..(This is new community still under construction so not shown in county tax website until this year and no taxes shown last year) I used to pay 2545.46 until last month (principle 617$, interest 1420 escrow 505$). Is it a good idea to keep the property or sell it. If i sell what is breakeven price for me to sell then i can think about profit later.

This is first ever property i bought tagging along with one other friend without much knowledge about real estate that time. Looks like insurance bank added randomly some costly company(charging 3000$ a year even though i had my own insurance company at cheaper price. I called my insurance agent to provide bank with copies which may reduce payment by around 200$ a month. I am thinking whether to keep property or sell it.

If i keep i have to pay BANK 3420.90$ and then 270 HOA. Due to 30 year loan only 620$ going towards principal and 1420$ going towards interest and new escrow 1381$(it used to be only 505$ until last month) . What are the numbers i need to look for good return. Not sure if this bad investment. Please advise