Should I buy out my business partners, or reinvest and 1031 to a better location?

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Hey BP. First time poster, long time lurker. Would love to hear some other perspectives that I can consider.

I own multiple properties in the high desert of San Bernardino CA. One of which is a triplex that I bought with two other partners, each of us owning a 33% stake. I'd say it's worth somewhere around $220k-$240k now. Both of my partners want to sell their portions to me, OR, as a group, we sell the triplex and do a 1031 exchange to purchase in a better neighborhood - one with more potential for future appreciation.

Here's my dilemma. I can buy out the 66% portion at an 8-9% cash on cash return - I'm already familiar with the tenants, I know the property, and everything has been running smoothly. From this side, it seems like a no brainer and it would be super easy to do. However, I'm worried Victorville may have seen the majority of its appreciation already and property values may be rather unstable over the next 10 years. 

On the flip side, we can 1031 the triplex and put in some extra cash to buy in a better neighborhood (I've had my eye on triplexes in mid Los Angeles), BUT, the cash on cash returns seem to hover around 4.5-6% at best. The downside of having partners is that I'm the one who ends up doing 99% of the work - managing tenants, contractors, paying bills, you name it. With the triplex, I'd be doing the exact same amount of work as I do now, but owning it 100%. It would be a stress free, guaranteed transaction from this point of view, with a 8-9% cash return. 

Would love to hear some thoughts or opinions. Better to go for the "guaranteed" cash return, or take a hit with less rent for the hopes of a higher appreciation buying with the partners?