@Andrew Lax, A consolidation 1031 exchange from 15 SF to a larger commercial is actually very doable. 

(i) The term "Insured" also includes(A) successors to the Title of the Insured by operation of law as distinguished from purchase, including heirs,devisees, survivors, personal representatives, or next of kin;(B) successors to an Insured by dissolution, merger, consolidation, distribution, or reorganization;(C) successors to an Insured by its conversion to another kind of Entity;(D) a grantee of an Insured under a deed delivered without payment of actual valuable considerationconveying the Title(1) if the stock, shares, memberships, or other equity interests of the grantee are wholly-owned by thenamed Insured,(2) if the grantee wholly owns the named Insured,(3) if the grantee is wholly-owned by an affiliated Entity of the named Insured, provided the affiliatedEntity and the named Insured are both wholly-owned by the same person or Entity, or(4) if the grantee is a trustee or beneficiary of a trust created by a written instrument established by theInsured named in Schedule A for estate planning purposes.

Same with consolidating court appearances.

You can consolidate and purchase in an emerging market (OH)(OK) wherein you can add value and see an exit.

If they fall enough, maybe it is worth a full refi to consolidate.

Scott is referring to what we would call a "consolidation exchange". 

If you are wanting to consolidate: 1031 and exchange into a larger asset. 

So it seems mathmatically speaking, consolidating and maintain property locally is the key here.

In addition to the bookkeeping functionality, Baselane allows me to manage my properties, do tenant vetting and lease up and has a lot of other features that support my portfolio so I've consolidated what used to be a lot of disparate services into a single real estate-focused platform.

I have been using this time to consolidate and update.