Worth Refinancing Rental Property After Divorce?

My wife and I have a property out of state that used to be our primary home which we got at 2.875%, but it was converted to a rental earlier this year when we moved. In our divorce she is fine with me keeping the house and no equity payout, but I checked with my lender (Truist) and I cannot assume the loan as we used a conventional loan and it's no longer our primary home. I could refinance, but the rates would be 5.75-7.5% depending on if i buy points.

I know the rates and points sheet will fluctuate down the line some, but as of today I could buy 4 points and get a 5.75% rate and a monthly payment that will go up $270. I would also have to pay about $9K for the points in addition to closing costs. I would still be cash flow positive, but after estimated taxes and insurance I'd be netting around $1.5K a year.

Other option would of course be to sell, whether we sell soon at a lower price or wait until the current lease is up and get closer to market price. Thoughts?