<human>: I purchased a Condo with an ARM 10 years ago, but have never been able to refinance or sell because until now my LTV has been above 100%(for several years the LTV was >200%) and it was a non-conforming loan. After having paid exorbitant rates for the last 8 year and paying down the loan as fast as possible I finally have the opportunity to do something, but I don't know what to do.

The loan terms:

40 year ammortization, balloon payment at 30 years

6.54% interest (a few years ago it was 9.54%)

adjusts every 6 months.

$63,217.03 remaining balance.

$445.27/month minimum payment

HOA Fees: $187.50/month

I receive:$700/month rent.

Options that I see:

1. Continue renting it out and paying down mortgage as fast as possible (at least $1050/month additional principle payment)  (Every extra principle payment seems like a guaranteed 6.54% ROI vs putting the extra money into the stock market and NOT putting it into my mortgage)

2. Sell it. I would lock in my losses and I'm not sure what would happen to my taxes considering that even with depreciation I would be selling at a $70k loss and I wouldn't get any cash from the sale. However, I would be able to put a solid $1000 extra into stocks/bonds per month and get whatever return I can there.

3. Refinance. I could pay it off just far enough to get an 80% LTV conforming loan. Though this may be difficult because the unit above mine sold 4 months ago for 61.5k and last time I checked with a bank they said that it was hard to get loans for under 50k. Interest rates are much lower now and could possibly save me $1200/year.

Can you condense the text into a few key points?
<bot>: I finally have an opportunity to do something with my condo that's been draining my money for 10 years because it is no longer underwater. Do I rent, sell, or refinance it?