The biggest difference to me is that YOU have control of every aspect of an active investment, while somebody else is in “control” of a passive investment.  

best wishes  i dont do gap funding at all.. so no.. not something I would do we do JV deals every week but we have zero debt all cash and we control the process. 

I don't see a national rent control law ever coming into law - aside from the fact that there's just no need for it, there's way too many things working against it - Congress, constitutional law, lobbyists, etc.

They can be used in situations of control or hope.

Also make sure you are comfortable with some holding costs if the units don't get rented right away (if vacant).Also look into if there is rent control in the area that the property is located.

Quote from @Henry Clark: @Michael PlaksIf they want to stop money laundering and funding terrorism they can control the border.  

If you start a JV in name but do not give your partners proper control and decision-making rights and the deal goes bad you open yourself up to serious consequences which can lead to SEC violations with extremely high fines.Lastly, you can offer the project up to investors who have no voting or control.  

The bloated and wholly out of control Fed is long overdue for a “correction”.  

Even the subpar situations we have no control over.

You are controlling significant assets with little money and using the revenue they generate to pay for them.