Sell or hold/refi?

[Shawn Rana]

Here's the essentials:

• ~900 sq.ft 2/2 condo w/in unit w/d - Mount Prospect, IL
• current tenant signed a lease 8/1 - 7/31, just asked me if he could have out 10/1.
• $1150/month rent - about average for the area
• $67k left on a $73k loan @ 5.75%, appraises at around $90 (so 25% LTV) - $900 PITI
• carpet will likely need to be replaced after this tenant leaves - had 2 large dogs
• all major appliances ~7 y/o and in good working order

I bought it in '09 - it was my first home purchase - and lived in it till summer of 2012.  the last 3 years of landlording have been pretty trouble free, but this will be the first time I have to make any sort of capital investment to keep the place rentable.  Not sure if I should go long or short...any thoughts?