That caught my attention and I really want to have the best control possible over my tenants!

Fortunately I took a step back, implemented a number of things that would conserve heat and water, and I am far better for it because the old costs were built into the rents.Now, I live in a house whose water is controlled by a utility and I receive monthly bills like electric and stays with the tenant.

I would be inclined to tell them you have immediately addressed all pest control issues with professionals. 

And plus, it is a rent controlled house. we wanted to get some legal advice before taking any actions.  

In San Francisco rent went out of control.

You can not control every step a tenant takes, however, your bestvstrategy is to protect yourself by plugging in verbiage into your lease agreement that states that tenant is required to use the vent hood when cooking and failure to do so which causes damage such as smell in drywall, discooratiins, etc will result in thetenants security deposit being forefieted.

However, due to mild evidence of activity, such as seasonal swarming, we have had it spot treated with injectible syringes for the past few years, by our regular pest control company, and that seemed to be working fine until recently.  

Most of the good MFR opportunities in our area are going to require some TLC as well as the ability to work with inherited tenants through the rent control hurdles but Oakland can be a great place to a great place to invest. 

But the appreciation here has gotten a little out of control.

What about lawn care/snow removal, pest control, legal, accounting, and other miscellaneous expenses.Are there other Rehab/repairs needed other than the ones mentioned?