Is a refi worth $250 savings on the pmt for a cost of $5921?

[Summer Cherry]

So my current mortgage is a FHA loan at 4.375% with a $2600 pmt and I have 28.5 years left with a $340,276 balance. Values in my area have gone up more than 5%. My house is a 3-unit MFH and comps are hard to find because I am surround by mostly SFH. But it probably is worth around $400k now because I renovated one of the units. I purchased this house last May 2019 for $360k. So my question is this....how should I structure my refi? I don't need any cash. My current lender offered me 2.75% rate with the FHA fee of $5921 rolled into the loan. If I keep the 28.5 years, it is $2350 pmt. This requires no appraisal, no credit pull, no income verification, and a 45 day closing. Another lender offered 2.5% rate with a $330/mo savings on the payment but I'd have a 60 day closing with the appraisal, income, credit pull etc. Our credit is in the mid 700's and income went up 2%. Nothing else changed. I just want to lower my payment as much as possible and get the best deal. Any thoughts or suggestions?