You are free to run your business however you see fit, as long as you are respectful to your property manager and not bugging them about every little thingYou are the CEO, the pilot of the plane, the head chef, the one in charge.

If you don't have an agreement with either one of them, select the one who you think would be the best fit to represent you.

It's hard to give an answer without knowing your tenants, how many of them there are, what amenities are in the area, and more.If you had 10+ tiny apartments, a game room or fitness area may be attractive.

I initially wanted to buy something using the BRRR strategy that fits the 1031 profile.

A larger home (3/2+) could be a good fit for insurance rentals.

Some lenders will base off the "mix" of commercial vs residential by sqft and some will base off of rent, and some will base off of the unit counts, so you'd want to take advantage of the lender/broker that can fit your scenario in the most favorable way possible.Is the property fully occupied?

While the 100% is out there, it is usually very expensive and most certainly is not a fit for every investor for every deal. 

He had some rentals but I was never interested until my wife and I were looking at Zillow and said F it, lets buy and rent a townhouse. 

You want formal milestones, i.e.

If the current MtM tenants fit that profile, great!