They want control over disposition.  3.  

Alexander" where the parent railroad company actually controlled another railroad and  operated both as a single system.

The second is control.

I know I could technically have the tenant handle the gutters, but I’d rather keep control of that since it’s important and kind of risky.

With a sale using Subject to, you lose control.  

I'm not sure if I should get an HVAC professional to go check the HVAC, which is about 9 years old but has been working fine with no issues, or tell the tenant to clean this with a rag and clorox to keep it under control. 

And have little control in forcing seller to sell if needed.. compared if you were direct to the seller. also having to hire a lawyer for this not really enough money to warrant that if there is more than a sabour rattling letter. 

If you are waiting 21 days to even hear back from your tenant, who is in control? 

I have much more control with properties I buy over properties bought by a REIT or other entities.

There will always be a pool of buyers for small MF, and you have better control over the appreciation.