So im trying to figure out based on my situation what is the best move for long-term financial sucess.Now the rental is bringing in $800 net cash flow monthly, after all expenses are paid.

We cleaned out the house for her and helped her move to another state.

Based on the information, would it make sense to move forward with the 2 unit property or a 6 unit one?

Lots of moving parts that most new people cannot handle effectively.But I am not giving up 50% of profit.

The funds must move from the closing escrow agent to the 1031 exchange agent.

I’m not planning on staying in this home for more than 4 years and when I’m ready to move I’m either going to sell it or use it as a long term rental. 

And after you would lower the rent , whats stopping the same people moving back in ?

The seller needs moving money, there are oftentimes an arrears that has to be paid on the loan, there are oftentimes HOA fees that are due, there are title costs, there are escrow costs, usually there is deferred maintenance, you have to make mortgage payments out of pocket until you get a renter in there, you have to pay utilities and taxes, and you need reserves in case it all doesn't go as planned.3.

When people move out, take time to make the unit ready for rent again while the other 3 are still paying. 

too many moving parts / too high risk. if you're handy, buy something that needs some TLC, live in it for a year or two, fix it up, refinance and repeat.