Remember you don't have to own a property to control it. 

I owned a business at the time, and saw it as both a good real-estate play, but as rent control for my business.

While a quit claim deed CAN be used to transfer title, IF the grantor does hold title, it is more often used as a device whereby the grantor “gives up” or quits his claim, hence the name, to any claim to title he MAY have.As an example, my aunt (by marriage) passed away without a will.  

If you can't keep control of your personal finances, you are highly unlikely to succeed in real estate investing.

If you can't keep control of your personal finances, you are highly unlikely to succeed in real estate investing.

She saw a dead cockroach in her bathroom (Pest control does come to the property every other month and in between if a unit needs it).2.

Regarding volume discounts, a lot of it is in your control.

We now have statewide rent control so I'm not sure how this impacts my ability to charge back their full allocation of utilities.

I have an in-house property management team and it works - I like it because I can control costs, be quick and actionable on delinquencies and other things that may come up.  

Does it include taxes and insurance, yard maintenance, pest control, HOA dues (if applicable), utilities you have to pay, property management, and trash pick up?