How much of a pain will it be to manage tenants?

Susan - I feel your pain!

I have lived in Truckee for over 23 years and understand the pain you can go through dealing with a local government where the answer you received on Monday is different than the answer you receive on Tues, Wed, Thur & maybe even Friday if anyone is working.

Dealing with warranty service is a pain in any situation but when you also have to deal with a tenant on top its even worse.

I did a loan assumption that is currently a GIANT pain in the ***.

It's doesn't really sound like you are much into being landlords so doing a 1031 might just change from "annoying when things come up" to full fledged head aches when you buy more and or larger properties in your current market.

We use the AppFolio system that allows for credit card payments, ACH, etc. 

And the fact that it's a pain in the butt is what makes sifting through all that garbage so profitable. 

It may work in the long term but can be a painful process.i wish the OP the best and i believe he can benefit by recognizing the value in the various responses but seems unwilling.  

Unfortunately, most PMC contracts are pretty vague making it a challenge to get useful information.3) A mix of the two aboveSome PMCs have internal handyman type ServiceTechs for small jobs that they bill hourly for, but get bids for any job requiring a licensed contractor.An owner should understand what type(s) of the above that their PMC uses and discuss as necessary to better understand.THE CHALLENGES OF GETTING 3 BIDSWe wanted to touch on this topic because it seems to be a pain point between PMCs and owners.In theory, it's easy to get multiple bids - you just search online for companies and contact them to get a bid.