BRRRR or Flip completed remodel?

[Brandon Tedford]

I bought a house in Mississippi for $45,000 (HELOC from equity in another rental I own). It is a 2340 sq ft house. I completely remodeled the interior and did some outside work totaling $24,000 (my own money). I currently have the house listed FSBO for $145,000. I may get between $128,000-$138,000 for it because it's not in the best area. Should I BRRRR it instead if I can get a cash-out refinance?? If so, why should I BRRRR and refinance after I get a renter in there paying around $1100/month since I'm only paying $142/month HELOC payment and $118/month fire insurance (unoccupied currently)? End of year taxes should not be very much.

I know if I sell it, I will have to pay short term capital gains tax (approx $12,000) since I bought it in March 2020.