The only time we share properties we control with our brokerage is if we plan on using our brokerage services to sell the property.  

The good news is that in cities like Berkeley with aggressive rent control, there is always a shortage of available rental units (the rent board bureacrats constantly find ways to perpetuate the housing shortage upon which their jobs depend).

Just a short list its like 50 ways to leave your lover there are 50 gothcas in sub to. 1. the easiest for everyone to understand the sub to violated the Alienation clause in the mortgage or deed of trust and holder of the mortgage DT / Note decides to call the note due and payable and starts a foreclosure. 2. foreclosure started and the person who bought sub to has no means to pay it off or refinance it and the original sellers credit get trashed and if its a deficiency judgement state even on an owner occ like Texas lender sues original seller for the deficiency. 3. this kind of investing or acquiring assets tends to attract those with limited resources so they have no ability to fix things they decide to scale up and then it goes out of control and sellers are really harmed4. deal goes south and original seller sues or files complaint with AG. 5.

Landscaping and Pest control seem cheap to me, but not knowing location, there's no way to actually know. 

The issue with that property was we didn't control the rehab under budget and timeframe.

I still think syndication investing is fine within a self directed Roth IRA (or traditional IRA).The hold time on a syndication may only average about 5 years, which means when investing outside a syndication you are usually recapturing that depreciation anyways at a time you cannot choose/control as a limited partner.

I guess RentRedi wants to control everything and everyone involved in their system.

Even if their license is expired, the commission may be able to reach them and motivate them to send funds to you and communicate long enough to get control of your property back.Start looking for a new property manager.

If you fail to pay your mortgage, the first lien can get control of the property or recoup money from the loan guarantor - probably you.

The new homes will be mostly built in the burbs, and I expect as we move forward outside of many city limits or in smaller cities where the builders can control the narrative with less regulations, less inspections, less red tape, lower requirements.Due to the number of people moving though, we'll see some urban infill as well I expect.