If you pay her market value for the property through a lease option, she may be ending up with more money than if she sold for a cash price discounted for cash.Meanwhile, you control the property for a couple of years, I guess with the intention of being able to finance the final purchase once a track record of profitability is established.

Parents passed yrs back leaving 2-4 rentals and an apt complex to the kids.

Any books you recommend, or have helped you on your personal real estate journey.General Real Estate Books/Biographies101 Recipes for Riches in Real Estate - Proof with Design2 Years to a Million in Real EstateA Million Bucks by 30: How to Overcome a Crap Job, Stingy Parents, and a Useless Degree to Become a Millionaire Before (or After) Turning ThirtyBuilding Wealth One House at a Time, Updated and Expanded, Second EditionBuy It, Rent It, Profit!

I will admit I was complacent on finding out if there were new restrictions or caps on the amount you can legally increase rent with the new regulations on rent control since I did not plan on increasing it.

The shares you buy now are purchased with that past performance baked in, so any actual forward performance is completely unknown.What you get by investing in real estate are diversification, control, and cash flow.

All tenants are month-month on leases, so in most states it wouldn't be that hard to turn the rental units.With the passing of AB 1482 in CA implementing statewide rent control starting Jan 1 2020, it seems there are some major limitations with what you can do with rent and tenants.

I would ask the neighbor(s) to send you video of the tenant blasting music/making loud noises as well as provide you with any police and/or animal control reports that have been filed. 

One way that municipalities control growth and fund new growth is through providing utilities.

(I do have the option to move back in with my parents or move in with a friend to keep costs low).

From a tax perspective, it looks like the advantage of direct purchase is the availability of 1031 options and having much more control over the process, but looks like you really won't have quite as much in taxable losses due to depreciation not being as high.