Over rehab de property and it wasn't the ideally neither

Rent control laws in LA are a little scary to me.

What are some considerations in finding a provider that offers checkbook control?

If you start a JV in name but do not give your partners proper control and decision-making rights and the deal goes bad you open yourself up to serious consequences which can lead to SEC violations with extremely high fines.Lastly, you can offer the project up to investors who have no voting or control.  

SFHs are largely exempt from many regulations such as rent control.

Quote from @Sofia De Santos Tavarez: Hi, my husband and I are new to real estate investing and have a property we are renting out to tenants.

That's unusual and it would be very difficult to find a passive investment like that.Also direct control means I know exactly what's going on.

First, what does your lease say about pest/rodent control? 

It’s a balancing act of controlling costs while also controlling risk of personal injury to your tenants and property visitors as well as maintaining goodwill with all involved at the properties. 

I would like to work out a payment plan whereby they pay me while I have control of the rights to the mortgage then in 10 years I pay off the principal.