As both an investor and a mortgage broker who has personally used both options, I can say there are benefits to each.It ultimately comes down to comparing the two side by side based on your specific situation.

I sold two STRs in July and August 2023.  

It’s less than 15 minutes by car from two major universities (Towson & Morgan) and just a 7-minute walk from a shuttle that services both campuses.I plan to rent the property by the room, targeting mainly college students due to its proximity to the schools.

There are two issues (opportunities?) 

They had two properties.

I have seen these circumstances; people die, go out and buy a car, lose their job, etc… Just my own two cents, I’m not an attorney, just play one on TV

And if they seem open to it be sure to follow up every two months or so.

It’s an attached HPR, basically a duplex that is zoned as two single family homes.

But if you get in now and hold for the next cycle, by year two or three, those numbers will look way better.

Although I'm not ruling out doing another 1031 in the future to add a property or two.