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.

If they have money, they might buy to have control of the area.

@Miguel GarciaDisqualified parties who your IRA may not transact with include lineal family, so you, spouse, parents, grandparents, children, grandchildren or an entity controlled by those family members.Other family members may be OK for the IRA to transact with, so long as you are not creating any kind of indirect benefit to someone who is disqualified.