-set up a good system with some controls in place to ensure your invoices approved/checks cut and paid is being monitored.

Property taxes are out of control as well. 

There is an argument to be made that a land contract or a subject 2 structured strong enough could cross the "risk of loss passing" bar and that the bundle of rights you have in controlling the property is enough to make it equivalent to having a deeded interest in the property.We've done 1031 exchanges for land contracts occasionally. 

I would automate everything: keyless check-in, remote video moniotoring (outside the property), automated HVAC controls etc.

I use the land lord lock system, which gives me a master and control key for all locks.

My lease says that the tenant is responsible for flea and pests control related costs that occur during her occupancy.

If the bank assumes care, custody and control of the property, then a higher standard of disclosure is required. 

You can't control the weather or time the market precisely  (real estate or stock or any other).

Being military I like having full control of my assets and getting my hands dirty but the cost of travel around the country even with property managers is a big hassle however using a yurn key company like Roofstock , which is similar, I feel more comfortable with it.

Between rent control, a RTA and LTB that are highly pro tennat, well educated tenants that "know their rights" and welfare fraud running rampant it is not worth the effort for investors from away.