Your family might benefit from buying a 2-4 unit property with 5% down using a conventional loan.

Does anyone have experience using a side of their duplex as a STR & if so, what did you learn? 

It’s not uncommon to see a 5% IRR using a 1031 produce the exact same income and capital as a 15-20% IRR outside of the 1031, depending on your tax situation.

The rate is typically higher and you need more money down (20%+) SO if you're able to qualify not using a DSCR, I would recommend that so you can put less down and get a lower rate. 

If you are using a conventional loan on the second home purchase they will consider the mortgage on the FHA loan, so you will run into issues qualifying with your DTI, unless you have enough income to support both mortgages.

Are you using a true PM or a realtor that does it on the side?  

But with no experience and moving out of state you are locked in to using a PM.5.

Are you using a local property management company?

If an operator/syndicator is using a 506B to raise capital, he cannot advertise.

I like to use local lenders because they will know the rental market and local agents will know the lender can get the financing done making your offer slightly stronger over using a national lender.