We sold some in less desirable areas, and purchased in good and up and coming better areas with good schools etc.

The owner desires to move across the country to help take care of their grand kids that are now at home full time.

To Phillip's point there are a lot of home in desirable neighborhoods in need of work, along with smaller homes that could use more space. 

Should it be a tub or a stand in shower, what is more desirable?

I know I personally had no desire to escape to another urban environment (other than a moment of wishing I could experience Venice when there were no other tourists <grin>).If we are able to bring the pandemic under control by summer 2021, I suspect there will be a lot of pent up energy to visit all the vibrant destination cities around the world that were closed down and not at all vibrant in 2020.And, yes, we were able to purchase the 200 Airbnb IPO Directed Shares.

Without razor sharp local knowledge, I'd be concerned you'd eat the capital gains or settle for a sub par asset if you're going the 1031 route. 10 cap properties are out there though possibly in less desirable peripheral markets, and likely requiring you/ a carefully chosen team to be local for some time to stabilize and put management in place.

Your issues with your GC not performing as desired could potentially be smoother by implementing contracts/agreements that are signed and professional.

We offer 4 different payment methods to our tenants: Online ACH via our PM software (no charge) Deposit @ our bank ($3 charge) Credit Card ($5 + cc fees) Mail ($10 charge)Notice we charge a fee for the less desirable options to encourage the behavior we want:)

It is in a desirable, family-oriented area, around Spaghetti Junction in Chamblee (a mile ITP).

I won't go into my sob story but I'm really interested to know how people became successful from a not so desirable situation!