But your desire to do a 1031 really doesn't impact the situation negatively. 

Although if you are smart, then you are working with impact to get your tenants all paid up.That is what I have been doing here in Columbus, Ohio.

We opened a discussion about a month ago in case their event was impacted with covid. 

I don't think a storage facility will have that big of an impact.

There is some concern as to whether in the future there will be any new taxes, guidelines, ordinances, etc that could impact the ease & profitability with AirBnb.

The tax impact is generally negligible, and will represent a dent in the increase in return that leverage produces. 

I would do it after you do any other renovation and painting to avoid impacting the new flooring.As far as a ballpark cost, are you doing it yourself or having it installed? 

Best impact to NOI is to convert the non-residential space to studios (I dislike managing studios, but they are best development option for NOI increase). 

When sending these violation notices I have still collected rent and that doesn't impact my ability to evict.

CA should give you more appreciation long-term plus your equity pay-down on an annual basis will be huge so the overall impact to your net-worth on a CA property should be similar, if not higher to what you would get out of state, you would just sacrifice on the cash flow front here in CA.