Are you an employee or an independent contractor in this situation? 

The airline, cruise, and hospitality industry plans to layoff thousands of employees.

Tough decision!

A 1031 can be tough with 10 different properties to sell- you would most likely need to sell them as a package to one buyer, but the simplification of the sale could make the exchange worth the effort. 

Pre-COVID, we were already seeing the exit of both jobs and employees (with those jobs), often in tech, from the most expensive markets to secondary tech hubs.

An option I have to help do that a little quicker is offering my mom, who will have a tough time retiring without it, a return on her money for investing into my business.

Not sure what it is doing right now, but probably tough due to COVID.

It's a tough business to survive, owning a gym, unlike private training, which is much easier to do well in.I would recommend: reading topics on the forum that interest you (and don't be afraid to ask questions), read Rich Dad Poor Dad, and listen to the Bigger Pockets podcasts.

Financing was the tough piece for this deal: we fought hard to get the 15 year amortization.

@Norman BermanYikes, California is a tough real estate market.