I swear I can't control it... there's this sarcastic voice inside me that just takes over.'

Your lease agreement is going to control your situation, unless your state statutes have something on point (unlikely to your situation though). 

Just take what they have taught you to date and put your own team together dont rely on these companies that say they will plug you into their network.. it does not work that way. there is only so many contractors and so many props and jobs to get done. you need full control of your OWN team. 

What I struggle with today is how to attack it.Option 1, which was my original plan, was to get control of a $1-2MM property using mostly borrowed and possibly silent investor funds.

Next year the HAP payment could change entirely and you have no control over that.  

Jim invested in a small apartment complex, and within two years, not only did the property's value appreciate significantly, but the rental income also provided a steady cash flow.Real estate offers a level of control and tangible value that can be really rewarding.

If experience is the lone qualification, you can align with a good realtor and contractor and maintain far greater control along with benefiting from all of the upside.

Personally I’d go to Lowe’s and buy a set of machines that only has dials for controls, no electric, digital panel.

Local Regulations: How do local landlord-tenant laws, rent control policies, or other regulations affect investment profitability?

Treat it as business relationship where it is mutually beneficial not just some guy you are trying to control and squeeze every bit of "what can you do for me" out of.