Currently househacking/Wanting to do again-Is refinance worth it?

[Tyler French]

I currently have an FHA on a 4 unit 3 bed, 2 bath unit that I have lived in for about a year and a half. My plan originally was to refinance to a conventional and begin looking for a new place to live & utilize the FHA again.

Here are some of the numbers I am working through thus far: 

1. The potential rent gained from vacating & renting out my current unit is about 1000/month.

2. Bought for 243k. Estimated value is around 320k. 

3. My rate currently is 2.875%. With current rates I would expect an increase of 3-400 in monthly payment even without attempting a cash out refinance. 

From a straight numbers perspective, it seems I probably would still end up ahead. I just don't have another property yet lined up, so it stings to take that kind of hit on cash flow in the near term. 

Would love your opinions on whether to get it refinanced and push for another FHA or to keep as is and double down on a few other strategies.

Thanks!