The industry needs reform and it is slowly happening. 

Prohibits an RGB from setting longevity rentincreases.Part D: Repeals High Rent Deregulation, which allows units to be removedfrom rent regulation upon vacancy after the rent achieves a high rentthreshold; and Repeals High Income Deregulation provisions, which allowsunits to be removed from rent regulation if a tenant's income is$200,000 or more for two consecutive years.Part E: Sets the Preferential Rent as the base rent for the duration ofa tenancy, but preserves regulatory agreements that allow for legal rentincreases.Part F: Allows HCR or a court of competent jurisdiction to look back at6 years of rent history when determining rent overcharges, or a longerlook back period if it is reasonably necessary to make a determination.Eliminates the ability of an owner to escape punitive damages where theovercharges were willful.Part G: Enacts the "Statewide Tenant Protection Act of 2019" to allowany city, town or village to opt-in to ETPA and provides the appointmentof the members of the new RGBs to be done by the opting-in munici-palities.Part H: Amends the maximum collectable rent increase formula thatapplies to Rent Control units to set annual increase at either an aver-age of the last five years of RGB increases, or 7.5%, whichever is less;and prohibits Fuel Pass-Along charges for rent-controlled tenants.Part I: Reforms the personal use exclusion to limit the number of unitsan owner can take out of rent regulation, and requires the use to be animmediate and compelling necessity for use as a primary residence.Part J: Ensures that units rented by nonprofits to provide housing tohomeless or previously homeless people revert to rent regulation at theend of the use by the nonprofit, and that the previously homeless personor persons are treated as tenants for purposes of the law.Part K: Major Capital Improvement (MCI) & Individual Apartment Improve-ment (IAI) Reforms*Limits approvals to work for essential building functions and otherimprovements (e.g, heat, plumbing, windows, roofing); exclude mainte-nance.

Please add other relatedhttps://www.jacobinmag.com/2019/06/new-york-housing-tenants-universal-rent-controlhttps://ny.curbed.com/2019/6/14/18679507/rent-regulation-new-york-state-reform-legislation-passedI'm in Rochester, NY and looking to invest locally where I can oversee my properties with a reasonable drive.Does this primarily impact only unethical landlords?

They changed after the recent tax reform, specifically there's no longer $100k home equity option. 

https://www.nysar.com/docs/default-source/legal/2019-nysar-landlord-tenant-reform---memorandum.pdf?

@erikbaumer Here are two other good summaries of the 2019 law changes: http://www.realestateindepth.com/news/things-to-know-expansion-of-rent-regulation-and-tenant-protection/https://www.nysar.com/docs/default-source/legal/2019-nysar-landlord-tenant-reform---memorandum.pdf?

Make sure they’re also aware that tax reform restricted 1031s to ONLY real estate.

Once their properties are done, the crowd disperses until the next person starts talking/announcing, and then crowd re-forms. 

Also with the potential passing of the Property Tax Reform and Relief Act of 2019, authored by Bettencourt (R-Houston) this could be less of a concern.

You can NOT change and reform people for a long period of time, the fighting will continue, one of them has to go but don't let that be your loss, they are the ones who don't know how to coexist.