(I will test to see if I can get $540 per month more--it's likely but not certain.)Because this is a student market, I can be a bit more controlling than you can be with regular tenants. 

Both properties are on the Colorado Front Range.1bd/1bath CondoValue - $300,000Principal Balance - $80,000Current Rent - $1,200HOA - $180Taxes - $1641Cash Flow - $100/monthTenant Lease End Date - March 20223bd/2bath House Value - $465,000-$500,000Principal Balance - $278,400No HOATaxes - $2,345I feel like the 1031 on the condo would be the most advantageous route, especially since the property doesn't cash flow much and a refi would cause me to break even or maybe even go negative, but understand from some of the BP books that there's limited time to identify and buy properties that route.  

They can start regularly sending you MLS listings and having that relationship will allow you to act fast when you see something you like. 

Going out of area is definitely a thought, but then I hear these stories of how things went all wrong because someone who wasn't experienced in managing a team or had an established team they knew they could trust, especially when they're not able to stop in regularly and check on things.

And if you’re buyers are happy and you follow up regularly that turns into referrals. 

I would guess that you'd have to rent it on a regular basis, i.e. a few days a month to get any breaks.

The goal would be to start with something that I can supervise in person on a regular basis.If anyone has any recommended reading around this that would be great too.Thanks 

Although, I get regular messages on social media from potential investors I learned from more experienced investors that most of their investors come from Biggerpockets.

With a new baby, I'm looking for a safer route and am willing to look at a more conservative strategy.  

I absolutely would NOT choose the the small MF route and particularly if you are out of state.