Another Sell or cash out refi again question

[Daniel Suarez]

Hello, 

I have a property in Baltimore that I'm renting. The lease ends at the end of May and I'm trying to decide if I should I sell and reinvest or cashout refi. 

Some context; I bought the house 4 years ago and owe about $90k, the current value is about $180 after some repairs. If I sell, I could take the profits (about $80k after fees) and reinvest in maybe 2 $200k fixer-upper places in a better neighborhood that might need some love. Of course, I would need to add a bit more in the repairs mostly cosmetic. Each house would rent for a bit over $2k. 

The other option is keeping the house, cash out refi, and use that money to buy 1 house in a better neighborhood. That house would rent for about $2k and this would rent for about $1800 max. The problem I'm having is that this house is in a C class neighborhood, my current tenant is extremely demanding and a pain, and keeps on complaining about rats in the alley behind the house (nothing I can do) I worry keeping the house will attract not great tenants, and also the problem that for a reason, the houses I get appraised always come back lower then the price, I have a haunch that my lender will appraise the house at about $165k with 75% cash out i would only get about $35k out to buy another house.

Any suggestion would be greatly appreaciated.