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. 

If the LLC is not the same tax paying entity or your wife isn't considered the same tax paying entity, it would be wise to purchase the replacement in your name, season it for 12-24 months to prove your intent to hold and then amend title.Regarding the operation of your current LLC, if your LLC is doing business in multiple states, there may be reporting and registration requirements for those states.

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.

At first glance, it would seem like someone interested in a full size single family home isn't interested in having people live on the same property behind their house and it may prove harder to rent out than the apartments themselves.

Do you have established relationships elsewhere that may prove advantageous?