Without more details about your specific goals and experience, it's tough to give real tailored advice.

I’m thinking it might be tough to sell down the road also however.

If you hold it more than 10 years you likely will do great, but in the short term it will be tough.  

You won’t hit a homer most likely but you will be safer and then learn from the real world experience.

For this reason to me investing out of state becomes tough knowing you must for 25% down every time you buy.

Selling now avoids capital gains tax and lets you reinvest into a new primary home and a solid rental property, which feels like the safer play given the cash flow challenges and ARM timeline.

An arborist would be who I would ask, this is a tough guess for anyone not there to confirm these can be moved with no issues.   

I know a gun sounds good in theory, but there are safer ways to protect yourself. 

Primary markets will continue to hold their value though tough to make them cash flow.

Anything much higher and you'll find the #s start to get tough.