Best time to cash out refinance?

[Account Closed]

I bought my first house last December under market. Once I’m done with Everything I’m 20k In including down payment(3%). It’s gone up 60k since I bought it(did an appraisal). I’m pretty sure with what else I need to do I can maybe do a cash out refinance and pull out 18-30k. 

the question is this. Right now I am renting by room. I live here aswell. Currently I get 2250 for all 4 rooms and that is on the low end. I pay for utilities. The NOI is 2600/m for the mortgage, insurance, Taxes and utilities. my mortgage is 1720 By it's self.if I do a cash out refinance I'll be paying about the same or maybe a little more. If I do a normal refi my insurance and mortgage will be 1500/m. My plan is eventually to move out and rent my room which I know I can easily pull 3k/m total. should I do a cash out refinance or a regular refinance? And when should I refinance?