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

small town means small appraisals. will never get it done unless you start buidling a lot of them.

I’m thinking about 1031 exchange , the town is a sleepy town , the same contractors and good tenants don’t last that long 

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.  

But consulting with the town would be good to try to understand what they're permitting process is like.

No one is perfect though in RE if your doing volume your going to have a few that are bummers but at least in our program there is control.. not this feeling of helplessness when you hand your money over to a syndicate and they go dark your totally out of control of your funds..

You’re on the right track—build awareness of costs where it directly impacts their role, but don’t overcomplicate the program with factors they can’t control.

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

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.

At least we don’t have rent control and it’s in the IL constitution that rent control is illegal otherwise Chicago would for sure have it by now.