There is no point in doing a 1031 exchange if you expect a loss from the transaction.A 1031 is meant to defer your gain.There are numbers which you can analyze and stress which is not easy to analyze.It looks like you are stressed with this investment and I would sell.I personally, however, would look to make the improvement for $10,000 to get one of the other units up and running.

However, the CRA treats LLCs as corporations, meaning you could face double taxation—once in the US and again in Canada at the personal level when the income is distributed.Typically, this issue is addressed by establishing a holding LP or LLP and then using single-member disregarded LLCs that are wholly owned by the holding LP.

For me personally, I am hesitant to sell unless it really makes sense.

On the other hand, we also have a dedicated person who removes negative, unfair reviews.

I personally like the BRRRR strategy - it's not easy to pull off but it's simple and it works in theory. 

I'm willing to help this person in any way I can.

That could be something to consider, assuming you’re not looking for a property you can also use as a personal getaway.Lately, I’ve been focused on sourcing deals, especially given the current interest rate environment for traditional sales.

If you are only looking to be the person to flip the deal then you need to find someone willing to find the deal and someone to find the money.A HELOC could be good if you have the equity. 

@Rachel Weiss when a person goes to a surgeon, what are we paying for? 

Interesting, I bet she is a unique person.