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?

In the meantime, you control the property and nobody else can buy it.

Unfortunately...if this isn't a hobby for you then you don't give them control.

Control and roll the properties.

However, I would suspect San Diego is in the bottom 10% on day 1 cash flow and likely bottom 5% day 1 cash flow if not including locations with rent control (San Diego does not have rent control). 

i have a tenant paying half of market rent. in my city, 4 unit and above are all rent controlled...  

The rent control on the building was absolutely killing me.

Wouldn't you rather control and eventually own 1000k of real estate rather than 250k outright?

And when the rental total is at 20%, you might not get permission to rent, especially if you're doing BRRRR, unlike mine, when I bought it, stated it was for rental from the start.On the other end of the spectrum, there are condos where it is out of control.

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