Sale or cash out refi?

[Roy Williamson]

I currently have a SFH rental (my first) it has about 70k in equity. I have really stable renters which makes managing the property very low maintenance. I only cash flow about $200 a month, but I purchased the house with no money out of pocket. My close friend and I, who is a full-time investor are planning to partner on a multi-family unit. I need to get the equity out of my rental, so I can partner on the deal. Now I can sale the house and take all of the equity out, or cash out refi and renew my lease with my current tenants. I'm sure my tenants wouldn't mind a slight rent increase. So should I sale or just refi? I would like to accumulate as many properties as possible. My wife is leaning on selling the property. The renters we have are prefect, so I wouldn't mind them staying. What would you guys do?