Keep renting (possibly refinance?) or sell?

[John Stockinger]

Hello,

I finally jumped into real estate investing last year and it's been exciting! For no prior experience I feel like my first deal has been going ok :) 

I currently own and live in a SFH while renting out three of the bedrooms. I may have to move this year unexpectedly, but would be staying in the same town. I am debating between selling the property or renting out my room and keeping the property (I'd prefer to keep it)

Property Information

• 4.25% interest rate
• $212k left on mortage
• Was originally 5% down, 30 year conventional. Payed $226k
• Located in Salt Lake City, UT. Currently it's a sellers market, with most homes being scooped up in under two weeks

My Questions

1. Are there any bad, or missed, assumptions I should be aware of?
2. My math says I'm break-even on the property meaning my gain is the equity growth and the tax benefits. Am I crazy to keep it in this situation? 
3. If I sell, I'm not sure I'd get much more than $230k-240k for the home. My back of the envelope math means I'd basically break-even on the investment. Does that seem right?
4. I've also considered refinancing and pre-paying the PMI (an option I didn't have last year because of lack of funds). This would increase monthly cash flow, but not sure if the costs would be worth it.