Hey guys,I'm looking to house hack into a 4-plex, but I'm worried about SJ rent control.

Try to maintain control of everything yourself.  

See following for a list of lenders. https://www.biggerpockets.com/blogs/3441/51027-nonrecourse-loan-debt-for-self-directed-solo-401k-investmentAnd following are the similarities and differences between the solo 401k and the self-directed IRA.The Self-Directed IRA and Solo 401k Similarities Both were created by congress for individuals to save for retirement;Both may be invested in alternative investments such as real estate, precious metals tax liens, promissory notes, private company shares, and stocks and mutual funds, to name a few;Both allow for Roth contributions;Both are subject to prohibited transaction rules;Both are subject to federal taxes at time of distribution;Both allow for checkbook control for placing alternative investments;Both may be invested in annuities;Both are protected from creditors;Both allow for nondeductible contributions;Both are prohibited from investing in assets listed under I.R.C. 408(m); andNeither may be invested in your own business. 

There's a level of control of your own destiny, whereas if you're buying stocks you don't have much control over what a particular company does.

That gives you incentive to refinance but doesn't force you out of your asset if circumstances in, or beyond, your control make it difficult or impossible to conventionally refinance the property. 

They tend to make decisions based on emotion and not sound reasoning. 

Thankfully you are not telling the usual horror story associated with making a emotional decision.  

What is the general best practice/policy for dealing with pest control like cockroaches in a shared building like a 4 plex?

I Would an investor even want a property they can't control for a few months?

To survive first there is absolutely on place in business for emotions (ever)  and second you need to develop very thick skin.