They all talk and there aren't tons if them.Examples of vaid reasons may include things like undisclosed or unobvious environmental issues,  title issues/delays, government agency delays, original document delays and things that are out if your control.  

It isn't a long document, but it controls your ability to stay in business.

And you won't be able to control everything they do. 

@Justin Hull   Real Estate has been for a long time a  great investment,  the "Tradicional Investments" has been for less than a 100 years,  You can use a lot of Leverage on Money,  work and time on Real Estate,  you are the one who controls your investment, ask her to read Rich Woman and start listening "The Real Estate Guys Show podcast 

Richmond, CA has hardcore rent control. 

It appears one LLC holds controls/owns the various Land Trusts you have for each property and the other is an LLC setup as a Partnership and it files like an S-Corp with pass-through to you personal return.

@Craig Peterson People with not a lot of time who like the higher returns, cash flow, tax benefits, debt pay down, appreciation, and control, but don't want to do a rehab.It's true the returns are lower this way but you don't have to spend a lot of time looking for off market deals, you don't have to go through extensive renovations and tenant turnover, and you have cash flow from the beginning. 

There are several tax experts who are active here on the forum who might be able to assist you.But first you need to decide which type of retirement account is the right fit for you: you can have a custodial self-directed IRA, or you can enhance it with the checkbook control by setting up Checkbook IRA (aka IRA owned LLC).

I can control the new ones from coming in, but how do I get rid of the old ones? 

It takes effort to maintain control of the whole process.