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.

You want to joint venture with someone with money and construction management experience...would that person need or want to partner with you? 

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.

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.

Joint venturing and raising capital is a very proven way to get into multiple properties.

Account Closed   There are 4 provinces with tight rent control, BC being one of them.

This "re-training" has been addressed above as well but giving them the perceived control of depositing at an institution always seems to make them comfortable.

I continually find deals but utilized my limit on conventional loans and joint ventured (JV) with family members & friends motivated to invest.

I'm all for controlling taxes, but I'm not into the whole Conquer and Dominate culture that I think, wrecks what is great about towns like Austin and pushes workers out who can no longer afford to live where they work.