Yes, there are things that are out of your control, but my personal POV is the whole "I need an LLC" is a little overblown.  

If your property has a history of termite damage, you may be wondering whether an annual pest control service is worth the investment.

They're not investors so the market prices and FED rates control them.

I don't see rates dropping, especially if they can't control inflation, which was supposed to be under control, but appears not.

This is bogus if buyer and seller are independent parties (if the parties are associated then I understand setting true value) as there is usually a reason for the discount purchase (risk items like unpermitted work, crazy low rents in rent controlled area, hoarder, heavy need of rehab, etc).  

The only overages I will pay are when things pop up outside of anyone's control.

The police & animal control are very little help because of a lack of resources... always good to see my tax dollars at work!

But hard for investors to control what they invest and how long can we get the money back so I won't invest more money with them. 

BRRRR is extremely difficult but you have lots of control. 

This November, California voters will decide on Proposition 33, which could repeal the Costa-Hawkins Rental Housing Act, expanding rent control options across the state.