It wakes you up, At least with Real estate I feel like I control my destiny. market might crash but i still own the properties. and were still making people who need to rent.

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.

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

The loss of control was strange, I will admit.

Ive lost them with a hey, I'd like for my pest/contractor/inspector to be able to view inside again, etc.  

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.