This is a viable option - but you lose far more control.

What are the rent control laws in Kern County?

Class A or institutional- Business model- 300 units or more, usually Climate Controlled, multi story, on site manager, higher land cost, higher population center, great SEO power, well financed and managed, newer REITS/corporations. 

The rent control in UC is about as strict as you'll find too, so a potential buyer could have a lot of trouble raising rents, which I imagine is something you've seen yourself.  

The main argument for in house is that they will do a better job because the turn key company controls them but that argument doesn't really hold with a 3rd party PM that is well vetted and screened.

@Nathan Schoenborn Last time I drove it with the cruise on 80mph in a downpour: 8h and 14min...we may have actually been running 90mph outside Chicago, lol. 

They will design pavement, stormwater control, grading of the site.- Possible: a landscape architect.

The loss of control was strange, I will admit.

You can't control where you live if you're there for a W-2 and need the job, so you can't influence "how much you should pay" as much as you can influence your cash flow.Anywhere you live, if you can find a fixer-upper off market, the entire conversation changes.

You’re also at mercy of the weather, which you can’t control.