HELOC, Refinance or Sell?

[Ben Franco, Jr.]

I purchased a single family home in 2008 in Corona, CA. for $295k. Our PITI is $1728 a month and rent is $2150 a month. It was our primary residence until 2013. I consider this rental as a type A property that has rented easily, great location and has appreciated. Comps around the neighborhood are 475K and owe 248K. What would you do in my situation? Should I sell and use to cash to reinvest, refinance, take out a HELOC or stay put? Local market is very expensive and I would have to drive 1 hour to a market where that numbers would make sense. Preferably i would like to be within 30-45 minutes drive from my rentals from where I live, Riverside, CA. Would appreciate your advise. Thank You!