Not really, I think one should have the freedom to pursue what you want without such constraints, but to ignore reality is a bad strategy in general and much worse than 'rent control' could come down the pipe. i was reminded of this recently when looking @ a property in Berkeley, CA and being told that in that great city you are less the "owner" of your building and more the "caretaker" while the city gets to decide precisely what you're allowed to do with it (by the way - capped rent increase in Berkeley is 2/3 of regional CPI, and if you don't follow a HUGE checklist you can't raise rents at all!).  

As a buy and hold real estate investor, can you charge a tenant for repairs if they do not take precautions during a freeze by opening cabinet doors, letting water drip, covering outdoor spigots etc. which cause pipes to burst?

Is it a pipe dream to be able to find a rental where I am still cash flowing $100/ unit and ~10% CoC with commercial loan interest rates at 7-10%?

Depending on your loan type, you will need to ask your lender if anything will prevent financing, if so those repairs will need to be done prior to closing - example roof needs replacing, poly pipes, wood rot, etc. 

Issues identified during walkthrough on 4 March 2019:3/1 unit - actually 2 bedroom, 1 bath - ‘3rd bedroom’ is actually a den. 2nd floor bedroom has sloped floor.1/1 down unit - water damage in bathroom ceiling, no bathroom sink, no bathroom light fixture, pipes recently froze1/1 up unit - low water pressure, possible water damage in living room ceiling, damage around entryway from living room into kitchenAs the property isn't of the quality we would like to live in ourselves, in addition to not wanting to ask the 10yr tenant to leave, we're looking at this as a full investment property that we would manage ourselves.  

Problems included: septic tank leak, failed water flow test for the well, evidence of carpenter bee infestation in the house and termite infestation in the garage, leaking pipes, roof was bad and all the windows were bad.

A plumber would have to snake a camera through the sewer pipes.

  $3,000 for a new plumbing fixtures and pipe replacements.Expense the $2,000 for books and taxes under the DMSH. 

Once it is agreed to & signed, open escrow, order a title report, have an inspection paying particular attention to plumbing, electrical, sewage (below ground pipes) roof, heating, cooling and get an appraisal.

New fans, new duct work, new dryer vent, new flooring, some new cabinets, electrical work, mold damage, sheetrock and texturing, sewage pipe broke in front yard from tree root (replaced pipe), leaking faucets (replaced), etc...