The tenant decided to flee when the cops / animal control were called.

Having said that, with leverage or with other passive investors, real estate can be converted to a fast path to wealth, with a high degree of control. 

I'm trying to figure out the best way to buy a duplex from my mother. I would like it the benefit both parties but most importantly the best way to benefit her. 

It looks to me like HB 2779 is state wide rent control.

If parents are interested in investing in their kids’ real estate venture (2 parents, 2 kids), if their parents are going to leave the assets to their kids 50-50 when they pass, and if the kids plan to honor the parents obligations (a percentage of the principal), should the proceeds be structured as a gift or as a loan?

Sometimes giving people options makes them feel in control of the situation even though you are controlling the options.  

The down side is that you're not in control of the fixes.  

It’s like judging science fair projects-a few questions and you can tell if the kid or parent did the project

In LA I am realizing the following:-I would have to put a large downpayment to make it work-Most properties have tenants paying well below market rate and with LA rent control laws it would be expensive to pay cash for keys

A one-size-fits-all individual mandate is not required.Most of us here oppose rent control.