The simple answer is that they don't care if you are self-managing or if there is a PM.

For instance if I can cash flow $400 per $190k house in pa or $500 for a $425k house in nj the math is very simple and would be doing the two PA houses.  

Some simple questions can easily take up to 2-3 days to reply back to you.

Very simple.

I respect architects but they often don't know and/or don't care about the cost of doing things one way vs. another or how a simple choice can have an outsized impact on your budget.

If you received the proceeds you can't 1031 it... short and simple.   

If they did, they wouldn't be here asking questions : )  As a result, this means that CPAs, Lawyers, and Financial professionals should explain things in simple terms that are easy for people to understand (I'm not sure quoting pubs and regs directly screams simplicity, but including it as a reference is helpful for everyone). 

The question you ask sounds simple, only because most people go by “gut feel” rather than any rational thinking.  

If you are able to succeed at this, you could make a lot of money in 10-12 after holding these properties.The formula is simple.

If the tenant has paid every time on time with no issues it’s a simple mistake probably a electronic timing glitch.