Because Airbnb only makes money when the guest books on Airbnb.Hence, they want the price to be cheapest on their platform, so people book on Airbnb instead of elsewhere, and want their properties to be able to compete with hotel prices (even after cleaning fee and service fees). 

We ended up just selling our 4plex, but out of the three, I liked heart and home best.

They won't always be upfront about this with you but if know they're selling because they want to retire, that opens you up to different options vs if they're an investor just selling for profit.

If it doesn't work, put it up for sale when the lease ends. 

If not for you and you prefer the traditional route, I would explore potential "up and coming" markets such as Acworth, Cartersville, and Douglasville, where the price-to-rent ratio is a little more favorable, and growth is apparent.

Ended up hiring an attorney to demand the release of the funds.

Quote from @Casey Graham: @Corey Conklin thanks for the follow up on this and the confirmation it's workin. 

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.

The calculator is a LIVE excel with multiple tabs and all of them are interconnected, you may mess up a formula and you will see awesome returns inaccurately.

If you are simply buying for a lifestyle investment, then you have much more leeway in what/where you might consider buying.