Should I refi SF home investment 18 years into the mortgage?

[Marie M.]

I have called around, a mortgage buddy in the state the property is in said no, along with others. Currently at 6.5% interest with 85k remaining market value is 180k.  Rent at 1495 and mortgage with taxes/ins about 1350.  Just put new roof and ac on it. I see reasons to consider it especially because we want to keep it long term, it’s been a great little rental.  

This is my first day in biggerpockets, excited to look around!