The unknown is a big factor that WILL cost you money in the long run.

Evicting a tenant from a rent-controlled unit typically requires a valid legal reason, such as non-payment of rent, violation of lease terms, or the property owner wanting to occupy the unit themselves (owner-occupancy).

Take equity out of one property will cost me about 1K a month and with the mortgages on the new purchases, I will probably only cash flow 200-300 per home. 

1 smoke detector costs me ~$50 where I live, so hard to justify the rest as labor.

@Jordan FujanIt's more a question of timing than of cost. 

Replacement Cost:  the cost to rebuild the structure from the foundation up with the same kind and quality. 

(We have fixed up 3 houses now and primaries not fix and flips and really enjoyed it) my job also works 1/2 the year so I have plenty of free time for rehabs.Option 2, just purchasing a long term rental with the cash out but this will produce a negative cash flow due to the cost to rent in the springs area and $0 down.

Partner Driven financed the Tip Top Road deal using its own capital, covering the $330,000 purchase price and $20,000 in renovation costs.

I'm running 5 units currently through hemlane and it costs me about $45/m.

I had a contractor that I had to fire last month for a multitude of reasons (using my materials on his other job, extremely substandard work that has to be redone by someone else now, not paying his subs,  lying about work being completed that was not actually done, etc).