Kinda Newbie Questions -- Which of My Children Should I Sell?

[Linda West]

Help, hive mind.  I've been lurking and learning. Now I need to sell a property, and I'm stuck.  Some kind of math/logic fear.  Here goes:  I invest in the Bay Area and San Diego metro area. I run my property taxes using 2% (it's 1.17 for SF County and 1.16/1.23 for San Diego County).

Condo #1 in SF has PITI/HOA of $1150 + 650 + 710/mo for a total of $2510. Insurance/Management fees: -0-
Rent is $3100. Net $590 (not counting maintenance/cap ex). Speaking of CapEx: I didn't factor these into my monthly costs. I have over 6 months reserves for each property. Not sure of the # I should be using for it. Repairs: Again - not sure of the #. Because they are condos, repairs have been minimal, last SF condo turnover and repairs cost about $2000 (not including my time).

Vacancy rate: I use 5% - may use more now that market is softening.  Utilities: Tenants/HOA pays for water, trash, sewer, outside maintenance. Utilities run about $100/mo. - gas/electric/internet.  

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Condo #2 - San Diego. Owned outright, HOA $800 per month including special assessment. HOA pays for water/trash/outside maintenance. Other utilities about $150/mo. Taxes about $600/mo. Was renting for $4200. Last tenant turnover/repairs cost about $4000 including new fridge, w/d and stove.

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Child #3 is a 4 plex in San Diego. No HOA, mortgage is $1650 and taxes about $900/mo. Tenant pays for gas/electric/internet. Those items for the empty units are about $60/mo. total. Management fee 5%, insurance $150/mo. Rental market is softening/readjusting. These units used to rent for $3400/mo., I have one rented for $2800 and am looking for vacancies at $2500. $600/mo. taxes.

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So - which of these children should I sell?  I want OUT of CA and evaluating where to jump next.  This is my first step, not sure where I want to jump given a 1031 is in my future.

Many thanks for the shared brain cells/info/generous knowledge.