I learned that local rent controls can be a hinderance but not as big of an issue as some people make it.

The rent control piece would be a deal breaker for me. 

All the other excessive utility charges, distribution charges, taxes and improving the water facilities (never happens always reactive vs proactive) you can not control.

Less control, and you will learn less about managing/investing.Next, I would strongly encourage is a house-hack of a multi-family. 

My main concern is if the pipes will freeze in winter without thermostat controlled heat.

What I did was contact an investor that I had met not more than 8 months earlier and asked him if he was interested in buying a condo from me and upon taking control of the asset (signed purchase agreement) I would introduce him to two other gentlemen that were looking to buy investment property together.

Now I do concede you control higher value assets but you can buy stocks on margin with the same effect or better yet buy options.

The other benefit to the house-hacking route is that YOU control the asset and the rules. 

If it were me, I would likely reach out to my tenant and get control of my investment.

For apartments our's  has 3 checkboxes (pick one) on assignment:1) No assignment allowed2) Assignment to an entity controlled by buyer3) Assignment to an entity NOT controlled by buyerHowever, someone checks 3) it goes to the bottom of the pile if I"m representing the seller.