NEED ADVICE! MISCALCULATED ARV!

[Marcus Robert]

Hello: I am a relatively new investor having started buying "buy and hold" rentals in 2013. I currently have two 4-plexes. One is an solid cash flower, the other, not bad however I am dumping all cash flow from both properties to fix the one with "MISCALCULATED ARV". I am very organized and have a list of priority items. I bought the house for 140k in 2014 and spent 30k already in improvements. My dilemma is that in reality, in the area I bought, the going market price for a house like this is 165k and in this particular area, houses don't appreciate much. Per my list, I am looking at a total of 190k to 210k in further improvements. On the bright side, I was able to clean out then than desired tenants and boost rent from $2300 to $2600 and have room to increase to $2700-$2800. So, given the info, I am wondering if I should sell or hold??

M.R.