What to do from here?

[Joshua Tyndall]

First time poster and really just found out about this site. So here it goes. I have a house I bought in 2010. I am in the process of refinancing it. It has been a rental property for about 9 years. I'm going from a 5% 30yr fixed rate (FHA) to a 30yr 3.375% (5yr ARM). The reason I went 30 is because I "plan," to hold it until I retire and use it as an income stream. Here's what I'd like some advice on. I can sell it now and make about $30k after closing costs and realtor fees. Or I can hold it before the ARM goes up yr5 and go from there. I have about $40k equity in the property. The refinance will start giving me a monthly cash flow. Before, the rent was barley covering the mortgage. It was my first house I ever purchased. What do I do from here? Sell, hold? Take out a HELOC and buy another property? Any help would be appreciated.