I’m scared the time constraints on a 1031 will cause me to buy a less than desirable property.  

Some states you will be paying quite a bit, making the assignment even more desirable in those states.Transactional Funding is useful when on a double close the closing attorney or state won't allow you to use pass through funding, meaning using your end buyers funds (BC transaction, $ sitting in escrow) to be used to fund your original purchase (AB side). 

Due to population density and Building Code complexity, the fee is well earned as it's not a walk in the park to obtain construction permits.

add a real estate license to your game and go get into that community  tons of agents lenders inspectors  title and escrow etc. plus it will help you increase your earnings doing what your already doing.

They earn sufficiently to have funds to INVEST. 

What I mean is that if you have a city that is already growing a bit or has the desire to grow, then I think it can help. 

@Ashish Medewar it would be a more desirable unit for sure

We are on forbearance for our home until the end of my Americorps position (I applied to the 10 month Americorps program when the restaurant I was working for shut down for COVID, I earn a small stipend now....) so I don't know if 'buying our second property' should be my goal.Here is what I know: I want to focus on value-add buy-and-hold investments for the primary focus of providing affordable housing.                                

I am finally seeing the fruits of my labor with the passive income I am earning and I don't want this end any time soon.

I also suspect your tenants have found a cheaper or perhaps more desirable rental and the sudden excuse of the "sick father" is, well, baloney.As others have suggested (and what you have done); repost and begin the process of renting again.