Analyze my current situation

[Daniel Ferrer]

Hello BP! I'm excited to have found this forum, have listened to the podcasts and they have opened my mind to a whole new world of possibilities.  My wife and I have "bought, fixed held for 2 years and sold" 2 properties and we recently renovated our third, the third was a townhome that we bought for 200K, put 10% down, spent close to 35k to remodel it head to toe (probably spent too much but we took on more of the projects ourselves this time). We lived in this property for about a little over a year and had to move because our first baby was born while we were in it and it no longer worked for us. Currently similar properties (size and location) are selling anywhere from 330k-350k.  We moved out and are currently renting ourselves. We are currently renting it out for 2k a month. We're getting about $450 a month after paying the mortgage and homeowner dues.  

I'm looking for someone to help me analyze this situation, I've heard of the 50% rule, the 1% rule and frankly I still get very confused. Also, looking to learn more about BRRRR but not sure how refinancing would work in this case if we'd like to use that money to buy a property for us to live, because renting is hurting.

Help.....