I went with Cornerstone Davis Kangas took care of the 1031 exchange.

The ultimate tax hit is at most $5k (20k * max 25% tax rate) and it's probably not worth it to 1031 exchange for that little of tax deferrals.

@Kezia Edmonson, it's all about the valuations as @Jon Taylor mentioned.In your 1031 exchange you must purchase at least as much investment property as you sold in order to defer all tax. 

There are a couple of unique tax laws to real estate investors - 1031 exchange, bonus depreciation on certain improvements, Qualified Opportunity Zones, real estate professional status, etc.Make sure that the accountant you interview to understand the above concepts.best of luck!

probably, but I have no idea, I would definitely wager it's a big majority.  

Long term play would be to either use it as a short term rental or 1031 exchange it after 2+ years.

I also did a 1031 exchange from a different property that gave me a bunch of cash for one of these purchases. 

Quote from @John Reagan Johnson: I am new to the real estate industry and am looking to connect and exchange businessIf you are new I would suggest something totally different. 

I want to find something local (Los Angeles area), move in, do small renovations to possibly build up more equity, do a 1031 exchange, and find something better. 

I would like to 1031 exchange these properties into investment properties in South Carolina.