I sent a letter terminating our agreement. 

The language is weird as well, as the email states: each self-directed IRA LLC is required to have a transaction reviewer, as per article 2 of your LLC Operating Agreement.

Is there an SF-specific lease agreement that addresses some of the more stringent landlord laws in the area?

So what kind of approach could I go at this with some type of right of first refusal agreement?

They talked about the following method for those who don't want to be super active in real estate:Buy one house a year, ensure rent covers all expenses at a minimum Have each house on a 15 or 20 year noteOnce you hit year 16 or 21 (whatever you amortize the loan for), start doing cash out refinancesThis method only requires one house (more would work too) a year, and would greatly supplement or even provide a retirement.  

I could put the minimum down OR put more $ down (50%) to get my rental income higher and apply for a Heloc loan to re-invest later?

MLS listing have an automatic offer of compensation via the Broker cooperation agreements to be a member of the MLS.

Remember that 0% CC doesn’t mean 0 payment, you still have minimum payments to make or they could charge a higher interest rate.

I'm in full agreement that a downturn will come but don't know when. 

Do you have a buyer broker agreement in place that whatever you decide to buy that you will use them?