So if you make you buy box too tight, you will find very few deals that will fit your buy criteria. 

A 1031 exchange is for selling an investment property then buying another investment property. 

Otherwise, get a HELOC to access the equity to buy a home in AZ.

I have found I can lower this number if I rehabbed the property myself before I rent it vs buying a tenant occupied property.

TurnKey, Buy-and-holds, flips, or maybe long-term rentals?

I have been consuming as much education/reading regarding out of state investing as I can as well as literature regarding buying larger buildings (not quite the syndication level) although I have been reading that material as well to digest.

We were able to negotiate a buy down on the interest rates. 

BiggerPockets also has a calculator to analyze deals, and I highly recommend you start this as soon as possible, even if you are not ready to buy.

Keep the current investment and buy another house hack to live in.

This does not align with buying most buildings in cash.Once you progress in your investing efforts you may come across more UHNW individuals, family offices and institutions who would take the lower return for limiting risk (all cash deal).