Doing this would certainly alleviate liability on your part.

The main way to alleviate that would be having "boots on the ground" so to speak by utilizing a property manager.For example, you can purchase property in Midwestern states for much cheaper than here in sunny California.

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Just do it in your name for now. 4 units isn't worth the hassle of transferring title to an LLC and since you probably don't even have an LLC at this moment you'd be creating more financial headaches than you'd alleviate.

This alleviates a lot of your fears, lack of knowledge and helps you take the first step. 

I think it builds relationships and alleviates problems if they occur.  

The state of CA can look good by claiming neutrality and leaving it up to the local city governments to decide.Many local governments (LA & Garcetti aside) know that rent control will not alleviate the housing crisis nor do they wish to alienate their investor constituents that are against rent control measures in any form.Many studies have shown that rent control does not work and only degrades neighborhoods as landlords defer maintenance and improvements.   

Find a frustrated investor who is ready to exit the business and offer to take alleviate the pain by taking on the property.I wish you the best!

It's not undoable by any means, but it doesn't take much in purchase price to alleviate a lot of that.Reach out anytime if I can be of any help!

That may help alleviate anxieties about your recommending a QCD.