If you’re the owner of all 5 units you have control.

What works well for me and my investors is Launch Control and Batchleads.

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).

I bought a duplex in 2014, no rent control. 2019 Rent control imposed.

Hi everyone, I heard the rent control in CA will get voted in CA this November.

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. 

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.

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