I'd sell because you are reaching the time when you lose the cap gains exemption and that $24K would take over 2 years of renting to get back.I had a condo that I owned for a long time and I sold it despite it being paid off and having long term tenants. 

Purchase price: $325,000 Cash invested: $50,000 This time I acquired a property that needed little to no work.

Organic will always be 2 to 3 times higher.  .    

With one duplex you should be focused on selling 99.9% of the time and .1% on the duplex.

You can use this property to hedge any others that you add that may only cover themselves, or require supplement until they are paid off.HOWEVER, if you have decided that your goal is to use Real Estate as a stepping stone to build wealth by upgrading the property you hold each time (condo to house, house to 4-plex, 4-plex to 8 unit, etc) then I think you are right to sell now while you think the property is at the top of it's appreciation.It will be hard for anyone on BP to tell you what to do as we don't know your goal.You are right. 

But in my experience, you would be better off spending that same amount of time/hustle working a second part-time job with guaranteed income, then investing in buy-and-hold properties. 

Time they have been around is important.

To me, these kinds of things might annoy me but only VERY VERY temporarily perhaps for minutes at a time when things occur.

It just takes time for most investors to become “rich” off real estate.

Quote from @Colby Burns: Long time reader and first time poster.