That's just something you cannot control and successful investors typically like to control as much as they can to make investing a science vs. just hoping for best results. 3.

With CA rent control, how can I get market rent - tell tenants to leave or what else can I do? 

With the rapid appreciation in this area right now (15% on average) you can gain equity in properties simply by purchasing and controlling an asset for any length of time. 

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.