The upside here is that oil is coming back slowly ($50/barrel) is being approached, Agriculture is not having the same water crises that it has been having in the past years, although water is becoming more expensive and more regulated, but you also have the expansion of new industry in Kern county as well.  

It is possible that activity would fall under car title loans regulations.

I understand that there is a federal law/regulation prohibiting landlords from favoring cable providers or dish providers.  

Unless your state regulations require otherwise applicants are not entitled to know the reason they are rejected.

We have been told that the costs to build commercial are significantly higher than those to build single family due to regulation, etc.  

I don't know about Tennessee, but in Texas Condo Associations and HOAs are regulated by the state.

They have to respond to regulators and law enforcement.

What holds me from more fundamental investments in the independence is regulation, which is also the other risk of this business.

There are regulations to follow from the feds, state, county, city, the broker you work for and any MLS you belong to...

Raising money from investors is a huge responsibility and highly regulated.