Finally got promoted enough to look for my 1st primary residence.

This just devalues the asset and promotes bad behavior from tenants.

Ohio is a diverse state with plenty of lakes and National parks.

We got a promotional offer through our credit cards for 1.99% and 3.99% APR for the life of the loan if we take advantage of it by March 1.

I always advise for diversity amongst real estate holdings if you are holding for the long term.

Their mechanisms for doing so will substantially upset not only LL's abilities to afford their investments, but also for tenants to find suitable housing in diverse areas, or to even be able to reside in their current housing.

If an operator gets paid day 1, & throughout, & handsomely at Refi and more at sale ( lump fees before you get a dime), andn then the promote; while it may be customary to some to have all, is it really aligned to the risks that you think you are taking?

Not to be rude but reading what you said it sounds like you answered your own question which is to sell because you can take the equity to put into a cheaper home while also reducing your cost-of-living promoting savings. 

You could promote it as having a 70's reto look and not spend a fortune in updating things.  

The population has been growing here year over year over the last decade, it is home to The Ohio State University which has over 50,000 students that live here along with those that visit, and it also holds a diverse range of young professionals and traveling nurses to fill the demand of the multiple business corporations and hospitals stationed here.