Unfortunately, HOA fees are something you cannot control.

Following are the similarities and differences between the solo 401k and the self-directed IRA.The Self-Directed IRA and Solo 401k SimilaritiesBoth were created by congress for individuals to save for retirement;Both may be invested in alternative investments such as real estate, precious metals tax liens, promissory notes, private company shares, and stocks and mutual funds, to name a few;Both allow for Roth contributions;Both are subject to prohibited transaction rules;Both are subject to federal taxes at time of distribution;Both allow for checkbook control for placing alternative investments;Both may be invested in annuities;Both are protected from creditors;Both allow for nondeductible contributions;Both are prohibited from investing in assets listed under I.R.C. 408(m); andNeither may be invested in your own business. 

Other expenses to consider are pest control- roughly $750/year, gardening - between $480-$1200/year, and taxes in LA are typically 1.25% of the purchase price- so in this case about $360/month. 

But if you have 2 cash deals with no contingencies, sizeable EMD, but one buyer has their own agent and the other buyer would be your client, which ultimately gives you a little more control over the transaction and could benefit the seller, which offer would you guess has the better chance?

(try Power Prospecting)Get the DEAL and the TEAM  will materialize.( Controlling real estate with a skinny contract is a powerful leverage tool.)So when you talk to a title company - all they are going to do is quote you a price for settlement based on your contract.

M2M leases allow the landlord control of the property.

Stay in control and make things happen with your guidance.Best wishes!

Some updates could raise rents- adding a communal laundry, adding separate heating units (currently all on the same heat with no individual unit control), etc.

I just dont want to give a lockbox code that I cant control who will go and when, and has access anytime, any day after I give it out.

Ask if they'll sell so you can gain control of it, fix it up and eliminate the threat/issue.