NYC tried it, and units get illegally subletted for decades taking the units out of the rental market.There is exactly 1 issue that both the Brookings Institution and the Heritage Foundation agree on, and it is rent control. 2 diametrically opposed institutions. 

We're projected to have 18,000 - 20,000 people moving to Sacramento this year from the Bay Area alone.http://sacramento.cbslocal.com/2015/10/21/report-bay-area-millennials-eyeing-sacramento-as-future-home/http://news.theregistrysf.com/urban-land-institutes-report-warns-of-millennial-mass-migration-out-of-bay-area/http://www.bizjournals.com/sacramento/news/2015/03/30/heres-what-millennials-like-most-and-least-about.htmlhttp://www.sfchronicle.com/business/networth/article/Bay-Area-rents-plateauing-studies-confirm-9193894.php"If you are under 40, use hashtags and enjoy networking over craft beer, what do you like best about Sacramento? 

interesting article talking about how institutional money is merging with competitors.does anyone see this as sign of the top of the market or is there another way to look at this trend since American Homes 4 Rent and American Residential Properties Inc. aren't the first big players to do this recently?

When I first started investing (not real estate, forex actually) I remember reading a book on the difference between the institutional investor vs the retail investor.

Ask your local appraisal institute,  The problem with doing it backwards is that you overlook a good property because it has been poorly priced.  

And find your local CCIM's and ask for the scholarships information that the Institute provides no matter which state you are in.

And in every instance, they instituted those codes because they found it was needed.  

This is according to the Brookings Institute: https://www.brookings.edu/blog...If we assume that (a) we are all the same species despite our skin color and (b) disparities on the order of 10X do not exist in the mental capacity of blacks versus whites (not assuming both (a) and (b) would be completely against every last shred of peer-reviewed science we have on the subject), we are left with a gigantic problem that can only be explained by racist behavior, conscious, unconscious, systemic, whatever.So why is it every time anything that touches on this subject comes up here in the BiggerPockets.com forums, we get white people galore insisting that THERE IS NO RACISM IN AMERICA and rather unsubtly implying IT'S ALL THE BLACK PEOPLE'S FAULT?

I would expect such a syndicator to be well renowned and institutional (just like hedge funds) and not mom & pop. 

"You would not use a 1099-C for this purpose, this form is for financial institutions and gov't agencies.