Thinking selling 565k Townhome in 30328 Zip rents 3.9k good/bad?

[Gp G.]

I bought a townhome for 565k in Atlanta 30328 zip code in March 2019. I got 4250$ rent for the first 2 year from the same tenant. This year I lowered rent to 3900$ to keep the same tenant. I refinanced a couple of times. Recently I refinanced 2 months back and the appraisal came to 640k and I proceeded with a cash out refinance option for 15 years by pulling about 50k. I am paying 3900$ as mortgage amount currently . I am paying HOA 270$ and insurance about 50$ from my pocket apart from pest service about 50$ every 6 months. 4 months back one other bank appraised and gave a value as 560k with which I did not proceed.
I initially put about 25% down payment about 142k to take a loan from a bank.
Looks like my numbers are very bad like cash on cash return in negative and also net operating income.
I am thinking of selling this townhome and getting about 100k-142k cash and investing that in a single family old property (built around 1985) in the outskirts of Atlanta like 30 miles radius from Atlanta downtown.
Is my thought process and direction correct? Please advise