There are definitely a few Southern California investors here that feel your pain and can relate with your dilemma. 

Selling a home is a pain!

I feel even a 2% acquisition fee and 1.5% administrative fee creates somewhat of a lack of alignment between sponsor and passive investor.    

Do I NEED to get a lead inspection done in order to rent to this family, or is a Lead Disclosure Form stating I have no knowledge of lead pain sufficient?

Learn what a good investment deal looks like, how to find them, how to estimate and make repairs, self manage, develop administrative systems, and build a network of trusted professionals - everything from an attorney to a tree guy.

also working on old MH is a total pain.. and never ending..

Tile is nice, but again what is a tile gets broken and the grout can be a pain. 

I hate the pain that accompanies these economic events for tens of millions of people in this country and billions worldwide, but my goals will not change: financial freedom for my family, neighborhood by neighborhood rehabilitation, community support, giving back, and living with delight.

I hear your pain, Account Closed.

Not for everyone, but sure makes the first step less painful.