One tenant is great and set-up automatic payments, while the other insists on paying late every month, forcing me to send 3 day vacate notices.  

Your best option based on her attitude is probably by mail and I would insist on a money order as opposed to a check.Your tenant needs to be retrained and that will be your first task.

I was hoping to get 100% financing and get my down payment back at closing to move into the next transaction that I was looking at, but they insisted I keep my skin in the game.

If you have a separate business checking account you can staple all your receipts to the monthly statement and file it in a container in your garage (it's not very 'green' but it works and keeps everything in order should you ever get audited).This doesn't have to be complicated, but for some reason a lot of people seem to insist on it. 

If your offer is accepted, you should insist on a full inspection at your expense prior to negotiating a contract.

The bank that handles the SDIRA (now that I recall it) is the one who insisted that I couldn't do anything - that a PM had to manage everything.

I INSIST that we visit with their attorney and get their attorney to bless the deal. even if I have to pay the hourly rate. 

If I were him, I may insist on it. 

He insisted he did not, but I dug deeper and apparently he underpaid by 3 bucks 9 years ago so he showed up on the owed taxes list (seriously).

If you don't insist on a 0% rate, you won't take the steps needed to max your rental income.Doing things like showing the unit as soon as you get a 30 day move out notice OR partnering with your departing tenant to fill their unit - these thing will help you get to zero.