It's doesn't really sound like you are much into being landlords so doing a 1031 might just change from "annoying when things come up" to full fledged head aches when you buy more and or larger properties in your current market.

There could also be a change to the HOA by-laws eliminating the right to lease and alternatively if too many units are tenant occupied it could impact the warrantability of the financing which would be problematic if you wanted to sell the unit.

Also, not everyone wants to do airbnb no matter how profitable it can be, the head ache is not worth it for alot of people

It may be worth the investment if you decide to do out of state to eliminate any potential mishaps when it comes to timely repairs if needed. 

Norada’s promissory notes generate predictable monthly passive income transferred to the investor’s funding account via ACH,” ( Link ).Santarelli confirms these fixed, double digit returns in a detailed YouTube video presentation (Link, at 35:08).

. - ACH payments are received by investors on the 1st of every month, so participation in our fund is a purely passive investment vehicle that's open to accredited investors only (and like Patrick said above, accredited or not, anyone can purchase a note).As an added bonus, investors in our fund can redeem shares to purchase notes upon availability. 

There is a battery component but this eliminates about 90% of the battery need. 

While 20% down improves cash flow by eliminating PMI, it delays entry into the market, potentially missing appreciation.

-Tax Elimination - Finally, any capital gains on the Opportunity Zone investment itself can even be eliminated — if the investment is held at least 10 years.

Eliminate debt, establish a budget, and save.