In the last few years, they've made illegal:-Rent controls of any kind-Limiting of fees or screening charges-The ability of HOAs to regulate STRs or LTRs in their neighborhoodThat's just the start.

Neither VRBO nor Airbnb are vetting guests, either.The best you can do is have some internal controls, such as minimum number of nights.

Expect to spend another ~$8K for that.If you are planning to close all-cash and bring enough cash with you for operating expenses and rehab, you are looking at a minimum capital raise of about $3M and that is for a cheap 32 unit.

You have more control over the timing.   

And I always thell the tenants you have your own thermostat and you control how much your heat and electric bills will be. 

Run your numbers based on youre required return given what youre likely to have to spend and the amount of headache, risk, and work you have to do.

I have a local handyman that helped me hired junk removal company and pest control for the roaches.

For my area it isn't worth going the extra mile or spending extra money for something big and luxurious.

For REP status federally, you must meet two requirements: work 750+ hours in real estate activities and spend more than 50% of your total working hours on these activities during the tax year.

I don't see a national rent control law ever coming into law - aside from the fact that there's just no need for it, there's way too many things working against it - Congress, constitutional law, lobbyists, etc.