Because you live on the property, management will be easier.

Those agents who are helping their clients finding a tenant are easier to talk to and my become your advocate.Here is a huge exception.   

They have been incredibly transparent but they are currently deciding on a capital call or selling the property at a major loss (70-80%).

Even if you manage to find an office with an existing tenant, their lease could be approaching expiration, and without plans to renew, it can take an incredibly long time to secure a new tenant for the space.

Affordable Entry Prices: Both Oklahoma City (OKC) and Tulsa offer properties well below your $200K-$300K range, making it easier to meet your cash flow goals.Landlord-Friendly Laws: Oklahoma is one of the most landlord-friendly states, which simplifies managing your investment and dealing with tenants.Strong Rental Demand: Both OKC and Tulsa have stable rental demand, especially in areas near colleges, hospitals, and growing suburbs.Job & Population Growth: OKC, in particular, has been experiencing job growth in energy, aerospace, and tech industries, contributing to a growing rental market.

It's much, much easier to have all of this available in one place.

Quote from @Makan A Tabrizi: Do you find flat paint to be easier to wipe down?

If  you chose to sell, there are a couple things you could do to proactively make the 1031 process much easier. 

They generally have accounts anyway and it's easier to be in their own interface.

It is much easier to find HELOCS for your primary residence, but some lenders will do a HELOC on a investment property as well