On the 26th, the tenant said that they would have the remainder of the deposit by the 29th and also asked if they could change the move in date to April 12th, which I also said was fine.Fast forward to today April 5th, the tenant is requesting to terminate the lease and requesting back her deposit.

If you've ever considered investing/owning here let me know, would love to help offer insight

You're not risking your prior 1031 exchange by simply changing the strategy you use. 

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I've done it twice in Reno, NV and it's changed my life. 

Price is definitely a factor but if you think it's comparable to what's out there, I would try the photo change first.

It is easy to assume, but assumptions are only guesses and often clouded by our view of people.As you are out of state and this is clearly causing you stress, I would suggest talking to a few local property managers to see if they can take over management of the property.Vacancies do cost, though the price someone else quoted is higher than I've ever experienced outside of an eviction where lots of stuff was left behind and the place was not taken care of (both of those were probably $6K once I factored in lost rent).

If Denver is anything like Colorado Springs, we have seen quite the change in prices over the last few years and you will want to be careful to not overpay if prices are still coming down!

Im effectively tying up 25% equity but getting cash flow YoY wothkut really ever needing to own the asset.

When I changed my wife's old house before we were married from Res to Rental annual property taxes went from like $900 to $1900/yr.