Sell, cash out refi or continue renting

[Rob Millsap]

Hi, 

I currently own 3 properties in the metro Detroit area that are creating a cash flow of about $400 per month. I purchased the properties for under 50k each. I have a heloc and mortgage on two properties. One is free and clear. I owe a total of about 90K. The homes in the area are currently selling for 160-170k range. Should I sell, cash out refi all three properties or hold. 

Any advice would be greatly appreciated.