Newbie stuck, needs direction please

[Stephen Ellis]

Long story short, I bought a home that I loved (built in 2000) and in a great area to live in, so I paid a little over value $171,500 using VA loan at 3.5% Things changed and I moved and decided I'll rent it out, (it's near a large Army base) I do make a very small amount of cash flow on it for now but that's because I have the current tenant in at a deal. (Two year contract) In exchange for the deal he's good with house projects and can help me rehab a few things to it. (This will come in handy this summer when we do the back deck and exterior windows) The home has sloooooowly appreciated according to Zillow (I know that's not a good reference) it's above what I initially paid now and and owning for 3 years now I have paid off the VA funding fee and some of my principle. I'm sitting around $165,000 now, I have not had it re appraised since purchase. Also I have went through and replaced all Carpet with hardwood (real stuff not pergo) upgraded all the appliances, remodeled kitchen, granite counter tops and decorative mosaic backsplash and some minor tile work in master bath. I do a lot of reading on here and I see great advice and detailed information, I know my cash flow (which is super low) is not the best move but ultimately my mortgage is paid monthly I have 4 months reserve for the house and most all that can break has been replaced. My question is what's my next move from here? I want to do a better buy and hold deal or potentially a flip so Should I attempt a reappraisal and refi with some cash out (would I even receive any) or is there something else I'm missing that's better to try?