It's the same reason that Subway would choose to lease the space rather than buy their own building - lack of capital (or better use for capital).  

Can anyone recommend some reputable turnkey property businesses?

Also, from many of the threads that I have read Wholesalers don't have a good reputation because of the many negative experiences that the Investors have had.

I live in LA,CA and feel $20k is not enough for most REI stategies but I'm not sure, which is the reason for this post.I would love to get the most return that $20k would allow.I am open to all suggestions and will do my research on which ever method I choose before jumping into it.Thanks in advance.

Say to yourself everyday that you will never have enough knowledge and you want to be so good that everyone seeks you out and you can pick and choose who you want to work with. 

So which ever title company you choose will already have a closing agent.

My solution was to let my tenant choose the provider, install a system,and pay for it themselves.

There were different option styles to choose from.

I choose to split it for a couple of reasons; we were big enough to have some priority with each PM, taking over that many units at once is overwhelming and I felt they would be better equipped to handle half, if one screws up I have a backup, and they know I have another option so they are incentivized to do their best.

It's also considered a block by block city, so it will be critical that you link up with someone that is reputable and understands the area.