There’s not much I can do to control the Bay Area real estate market, and our property has gone down in value since we purchased it.

In other words, all the other MTR hosts are dealing with the same expense.To control this expense, I always recommend an utility cap where tenants are charged for any usage over an established dollar amount.  

I control all the money and pay all the subs directly.. that's how we got in trouble the first time GC not paying subs..

Focusing on what you can control, like consistent effort, really sets the foundation for success.

Pricing tools that exist on the market are decent, but you also need to know how to control it, otherwise, it will go nuts with unrealistic rates far out and extreme last-minute discounts. 

Here are a couple of ways you could structure the deal:Lease Option with Seller Financing: You could lease the property with an option to buy later, allowing you to rehab it while giving the sellers time to find a 1031 replacement property.Seller Financing with Deferred Payment: Structure the seller financing with no immediate payments, allowing you to refinance once the property is appraised, and the sellers can complete the 1031 exchange when ready.Escrow Holdback: Transfer the deed into an escrow account, giving you control without immediate transfer, so the sellers can take their time with the 1031.Third-Party Facilitation: Use a qualified intermediary to hold funds and facilitate the 1031 exchange while you refinance.These options allow flexibility for both you and the sellers.

You are in control of how the set up works, if you need interior designer help.

See what other controls they offer.  

Besides all the benefits of real estate, I like the control I have, and I like the discounts on the purchase price, I'm able to get. 

Rent control on MF and if prop 33 passes (last polling I saw had it ahead) it could apply to all housing.