We don’t know any PMCs to recommend in the area mentioned, but since selecting the wrong PMC is usually more harmful than selecting a bad tenant, you might want to read our series about “How to Screen a PMC Better than a Tenant”:https://www.biggerpockets.com/member-blogs/3094/91877-how-to-screen-a-pmc-better-than-a-tenant-part-1-services-and-processesWe recommend you get management contracts from several PMCs and compare the services they cover and, more importantly, what they each DO NOT cover.

Also, focus on 2 years of job/income stability.Class D Properties:Cashflow vs Appreciation: Typically, all cashflow with zero or negative relative rent & value appreciationVacancy Est: 20%+ should be used to cover nonpayment, evictions & damages.Tenant Pool: majority will have FICO scores under 560, little to no good tradelines, lots of collections & chargeoffs, recent evictions.

Obviously 1k is not enough to cover the transfer tax and Sheriff's fees... 2) I thought Sheriff's sales were exempt from transfer tax in PA?

It's not that big a deal- a relatively small one-time expense that sets you a bit above the competition. 

My lease says the rental will be provided pest-free and I will cover any pest issues for the first two weeks.

. $4M will be my leverage to cover against emergency expenses including vacancy’s and will not be touched unless it’s last resort if I can’t leverage my assets.

However, they recently provided a relatively small LOC for that purpose.

Davis county is basically Salt Lake suburbs.Utah county:  Geographically constricted and full of tech and health care jobs. 

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I will have enough to cover the 20% down without using the 1031 x funds.Here is where I can't seem to get any direction on: PP for new residence is $655,000 and down payment is 20% ($130000).