Expect to allocate less time  towards management functions if self-performed or more favorable management fee structures if 3rd party management companies are utilized (which ties back to #1, as well).

We self-perform the construction work we like to do. 

Re-leveling can be done using self-leveling concrete, flooring contractors can do that and it should be quoted. 

My husband and I own and self manage 4 properties with 19 units.

Most fail because that exact reason, there why is SELF-serving.

Also did you start out self managing the student rentals or once you acquired X amount you made the jump.

And this is my first time renting to a tenant with an ESA. 

Their concept is not new and has been around for ages with people renting rooms in college towns and more expensive markets (NYC, LA) however this is a centralized more hands off management approach to self managing by letting them do all the heavy lifting for you which allows you to scale in less time so yes the concept definitely works and even better with their technology behind it.

Generally your hours working at BP as a W-2 employee would not be part of RE professional hours unfortunately.For those who are RE professionals, gain on sale of rental real estate is still capital gains and still avoids self employment taxes just the same for those tho are not REPS so there is no downside to being a REP in the example you provided Scott. 

Remember, the notion of amassing wealth without investing is a dangerous myth perpetuated by self-proclaimed experts.