With the new rent control policies, there is zero incentive to lower rent as it may take years before you could recoup that with the minimal increases they allow. 

If you own majority and are able to control hoa which comes with its own headache and not totally passive that can help .  

After that, they have and control your money. 

Next let’s talk about their shady business practices.

Is that standard practice from the research you have done?

The listing agent has already done all the work to streamline the sale on their end, set expectations and control the process.Anyone who has ever worked for 4 months on a FSBO and then the seller decided they are not going to sell after all, knows what I am talking about.

It is complicated because these investments are long-term, illiquid and completely out of your control.  

Optionally, use an irrevocable trust for added estate planning benefits, though it limits control.

So that was my first partnership, we bought houses and I controlled the whole process and I learned so much.

That might not be a bad practice - I don't know if there's a template for that.