It's too volatile, and you can't really control it.

@Rahul Prabhakar Taxes in Texas are out of control.

Other countries have significant controls to this the US does not have.

In each market I operate in I have someone available for showings this person is usually my runner who is responsible for quality control and restocking inventory but I've also used a cleaner for this.

Interesting discussion about national rent control here- Why Rent Control and Housing Subsidies Backfire: James Burlinghttps://link.theepochtimes.com/mkt_app/epochtv/why-rent-control-and-housing-subsidies-backfire-james-burling-5732950?

These type of investments are illiquid, long-term and completely out of your control. 

There is 10 acres of raw land for sale close by right now and I would love to own it, just to have it, control it, do what I want with it and pass it down to the family.

With the new rent control policies, there is zero incentive to lower rent as it may take years before you could recoup that with the minimal increases they allow. 

If you own majority and are able to control hoa which comes with its own headache and not totally passive that can help .  

After that, they have and control your money.