A lot of people realize later that they traded a steady, easy job with the weekends off for an unpredictable, annoying job that is 24/7.Remember that you aren't chasing financial freedom; you are chasing time freedom.

Landlord laws was the main factor why I chose to invest out of state and have been happy with my decision to do so. 

For illustration purposes, it's quite normal to acquire a mix use building consisting of 9 residential units + 1 commercial space for less than a 9 unit multi-family building would trade in the equivalent location because the commercial space is an automatic disqualifier for many investors.

Quote from @Jamie Bateman: @Chris Seveney well, I don't want to increase the demand for the next trade, but with the HECM NPLs you get interior photos prior to bidding.

I'm leaning toward the decision to sell, as the expected rewards do not seem worth the risk (or opportunity cost). 

Just remember to consider the local job market, population growth, and rental demand when making your decision.

They will try to cut the FED prime rate, increase tariffs, and shake up global trade.

If they deem your roof needs work when they evaluate it, you will have to re-roof first.If I had it to do over again with all the proper facts in front of me, I would probably have made a different decision.

Is it worth doing a 1031 to trade up? 

You want an accountant who can help you strategize and who is responsive when you want to know the consequences of the financial decisions you are making throughout the year.Good luck.