15 or 30 Year Refi or Sell to reinvest in something for $flow

[Sam Corke]

Hey there guys currently weighing my options as to what's the best thing to do with a rental property I have right now. I will start off with the fact that this home wasn't bought to be a rental, it was my primary residence, whilst living there I had the option to move into another property with severely reduced rent, so I jumped on that and filled my property with a tenant. 

Purchase Price: 305k
Equity: 60k 
Mortgage 1880, pmi going to come off soon so consider it 1780 roughly
HOA:225
Rent: 2400 going to 2450 next year if tenant stays

All things considered cash flowing roughly 400 a month. Tenant is easy going, no problems, have no reason to want to get them out. 

I have been quoted at 2.375 for a 15 year refinance, waiting to hear back on rate for a 30 year but expecting to hear something under 3 or right at it. Knowing what I know now I am more inclined to purchase a property that is cashflowing a higher amount in an area that has less costs of ownership ( property tax, no hoa, etc etc)

What would you do if you were in my position and why? 

Thanks!