Economists on both sides of the coin agree that rent control is not the way to go....Since I can't draw a supply/demand sketch on bigger pockets, I might be able to attempt to explain the general principle behind it.Rent control is an artificial price ceiling set by regulatory bodies (government). 

@Tecora White In most states being a PM requires a real estate license...if they are not fulfilling their fiduciary and professional duty, have a candid conversation about filing a complaint with the regulatory authority...typically the state.

The cabin prices in Smoky Mountains (Pigeon Forge, Gatlinburg, and Sevier County) have increased dramatically given the influx of new investors attracted by the double digit cash on cash returns, equity appreciation, and a stable regulatory environment. 

If this is her 100-unit building or she is not changing a fee she is golden...if not, she's exposed to some pretty bad outcomes if the regulatory authority catches wind she is managing without a license.If she manages your property for free, you're cool....if money changes hands, it's illegal.

What took place on 2/10/2021 was that FHFA the regulatory body for Fannie Mae and Freddie Mac put out a new rule that states that any lender that sells to Fannie/Freddie can no longer sell any mortgages that are 2nd homes and investment properties in amount above 7% of the total loans that lenders sells to Fannie/Freddie.

The updates to the original post won't include carriage returnsCash Flow Expo (virtual): Feb 18-20, 2021Note Worthy Summit (virtual): Mar 25-26, 2021Diversified Mortgage Expo: TBDPaper Source:Note Expo:AAPL: Annual Conference (In person Las Vegas): Nov 14-16 MBA: Feb 3 – 4, 2021 MBA LIVE - CREF21: Lending, Investing, Servicing and Technology Convention & Expo Apr 20 – 22, 2021 — MBA Live - Spring Conference & Expo: Independent Mortgage Banks, Secondary Markets, Servicing and Technology May 11 – 12, 2021 — MBA Live - National Advocacy Conference 2021 May 25 – 26, 2021 — MBA Live - Legal Issues and Regulatory Compliance Conference 2021 Jun 17, 2021 — Document Custody Workshop 2021 Ritz-Carlton Tysons Corner, Mclean Oct 17 – 20, 2021 — Annual Convention and Expo 2021 San Diego Convention Center, San Diego, CAIMN: too many to list (www.imn.org)  They do have a NPL in Greece one coming up virtually on 2/24 (greece time)

That being said, most of the new owners I'm working with are people who formerly self-managed and have decided that the amount of specialized knowledge required to navigate Portland's regulatory environment isn't worth the trouble.

USACE, through regional offices, makes all the permitting and regulatory decisions regarding wetlands on the federal level.Since Texas only regulates "wetlands" at the federal level, we can ignore that for now.Why is "wetlands" in quotations? 

You can file a complaint with your state's regulatory body (for negligence and incompetence) but if you're going to dispute the value you'll need to present facts and supporting evidence that even the strictest appraiser couldnt argue with.  

If you're thinking of an Urban Airbnb, I would just be cautious of regulatory nature of big cities as they tend to not care so much for the short term rentals (NYC, Chicago, LA, Vegas, Portland...).