In CA currently only MF properties are rent controlled.

I have been reading many books on finances, rentals, and real estate and feel this is an area I can have more "control" over my investment rather than placing it all in my 401k and hoping for the best. 

If the stock market goes on a roller coaster ride you have no control.

Let’s break it down and explore how you might approach this idea, the challenges you could face, and ways to structure a deal that could work for both you and the landlord.Why the Landlord Might Be Open to SellingThey’ve moved out of state for health reasons and don’t have family nearby anymore, which might reduce their emotional attachment to the property.The idea of simplifying their life and pursuing something like sailing around the world suggests they could be open to letting go of the property if it helps them achieve their goals.With significant equity or potentially owning the property outright, selling could provide them with a substantial cash windfall to fund their future plans.However, their belongings on the property could signal hesitation to let go or simply a logistical barrier they haven’t addressed yet.

.- We can better control what's on our master key system- EVERY lock at a property is opened with one key (well, maybe not the garage car-door)!

As firefighters persist in battling the blazes, many residents are left assessing their financial and emotional losses.

Did your primary become rent controlled and if not what exempted it from rent control?  

Take the emotion out of it, and just base the two applications off of facts and your requirements. 

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.

A) it controls my cost.