Hello, I'm a mortgage professional.
I would need more details to determine which option would be best for your situation.
Rates are still very good so depending on your current mortgage rate a cash out refinance may benefit your the most especially if you can refinance and remove the FHA PMI which based on the value of the home that you stated should work out.
I would love to help you.
You are welcome to get in touch with me if you would like help with this or have any questions.