Should I hold, sell or do a 1031?

[Ari L.]

This is my first post, so here it goes...

I have a Duplex Investment Property that was purchased via a 1031 a few years ago and since then the property has appreciated 50% and has a solid positive cash flow.  

I am not sure, if I should keep it. Do a 2nd 1031 possibly out of Cali to another state for an Apartment building (4+ units). Or do a cash out refi for the amount of my original down payment.  (or as much as possible - without going negative cash flow & also hedging price risk) The cash would just be sitting and not squandered.  Any feedback, suggestions or oversights would be greatly appreciated. The goal is more income & stable equity ...so cash on cash return is something I've been focused on.  

Thank You