Ended up paying $20k+ in legal fees and back rent because he overcharged him $50/mo. over the rent controlled amount.

I feel like I have lost control.

Also I let her control the entire rehab as far as picking out the materials.

@Jonathan CronkhiteI had a condo with tenant that complained about roaches. what I did was hire a pest control to evaluate the situation and leave the documentation with the tenant.

Looking for a crew that knows how to use automatic taping tools and boxes as appropriate to knock out a job quickly and with high quality control.  

Next tip, low-tech wins: when doing renovations or repairs or in any dust-control/noise-control environment, the value of a good fixed-blade utility knife with a fresh 50-pack of blades patiently used to cut drywall accurately, quietly, cleanly, and with minimal dust is vastly underrated.

You will control the asset and not have constant quotes giving you anxiety.

It does weigh heavily on treatment but isn't controlling. 

No front-loading digital control fancy stuff, just a plain Jane top loader with old school dials.

As far as comps go, it would effectively be the same as analyzing all the properties in the town plus the scale effect of controlling all those pieces (i.e. how would that benefit or hurt the owner to own everything in a small market?)