Hi everyone, I am currently looking for my first investment property, most likely a SFR due to budget restrictions. 

One option - (looks like you've already taken this route) - Shack up with a local investor-minded realtor, they will be more than happy to set you up on a specific, filtered investment property drip campaign. 

Some areas may have rent control ordinances that restrict how much landlords can increase rent and how often they can do so.Review the lease agreement: The terms of the lease agreement signed by the landlord and tenant usually outline the conditions for rent increases.

My gut says it is only a matter of time where they severally restrict or ban them outright.

I'm interested in investing in Cobb County (something like a PadSplit model) but notice there is an unrelated tenant restriction.

However, I'd like to think I have several "sticks in the fire" to find deals including: MLS, commercial brokers like CBRE and Marcus and Millichap, boutique brokerages houses, off-market campaigns via email or direct mail, wholesalers, turn key operators, etc..

our area has put restrictions in place that limit what properties qualify and for those that do qualify only 300 STR permits will be issued.

Of course, with all things, the answers to all these matters will depend on the circumstances.California tends to have more laws on the books and requirements and restrictions that it can be a good idea to form a CA LLC for out of state property so that you as a CA resident are covered, and to try to have your contracts fall under the purview of CA courts.

I can't find a bank that wants to build a relationship with me even though I have been successful in every project I have done with private money.Its sad banks are so restricted.

Or are there related party restrictions on the exclusion tax benefit?