I’ll never understand people who cede total control over to a property manager (including letting the property manager own the listing, OMG, never ever ever do that!!)

Find a good property being totally mismanaged - offer to purchase 60% and take operational control selling your property management expertise and future profitability, providing property owner/seller with enough cash to pay off his pressing debts keeping current loan in place. 

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.

As a new investor, your best bet is to start small with an app like DealMachine or Propstream so you have direct control of your options.

I work  with investors that are staring their investment journey this way and they find that they can get control of a great property for a small down payment.  

If you controlled this deal you could present it to the right investor with the right proposal and split the $1000/month cashflowExample 2- Just got a call from a tired landlord.

Not sure who you could talk into doing this.. you lose all control..

Within three weeks, we managed to coordinate all aspects of the sale, including helping the seller transition her belongings into storage and securing a solid offer.This wasn’t just a transaction—it was about helping a client regain control over her life.

But if you both want to own/control the properties it probably makes more sense to have a legal entity.

If your lease doesn't explicitly address pest control responsibilities, it’s worth reviewing and considering adding a pest clause in the future to prevent disputes by adding every single pest.