Sell as-is OR improve and sell

[Joseph Weisenbloom]

I have a property that I am selling that has low cashflow and a ton of equity. The rising property value has increased the taxes to the point where it is eating a lot of my cashflow.  I am now in a situation where I would make much more selling than collecting the measley cashflow. 

The property is a duplex and is rented out until February 2019. So I have 2 options:

1. Sell fully occupied property now in as-is condition. Its in decent condition and garner a 40k profit. This would allow me to pay off a mortgage on another property and increase my cashflow.

2. Wait until February 2019 for leases to expire. Do rehab on house and bring it up to level of rapidly rising neighborhood. Profit 60k-80k. 

My gut is telling me take the the bird in hand and sell property now. I'm not too fond of flipping because of the risky nature of that business. I don't want to try to predict the economy but who knows where we will be in middle of 2019 when I would be selling this property. 

On the flipside I see the potential based on comps in this neighborhood so I don't want to penny wise pound foolish. Maybe I just have FOMO.

Thoughts?