Reasonable rent control (such as AB1482) is great for professional managed units because market rents will rise faster than they would have otherwise and their rents are already near market rate.  

My properties tend to take care of themselves, so I needed something physical to raise my heart rate and keep me moving.

What else should I take into consideration other than rate?

We chose HELOC instead of refi because we didn't want the rates to change (we got the first property during those golden days of 3% interest).I just recommend making sure the HELOC payment makes sense from a numbers perspective—consider the interest as another "expense" when you're calculating cash flow.

My partner and I have an opportunity to buy a home that’s going to be leased to a non-profit, and we anticipate we’ll have the opportunity to do so with many other properties with them.Because of the rental rate we’re able to charge the nonprofit, our cash flow would support a note to our down payment lender at up to 11%, but we’d need a term of 5 years or so on that.

Get the NOI or cap rate.

Does this mean partnering on the deal or just her lending money at points and rates?

Before investing in any area, conduct thorough research, consult with local real estate professionals, and assess factors like job growth, crime rates, school quality, and demographic trends.

In my market, which has been fairly stable with a 3-5% appreciation rate over the last 20+ years, a house that was bought over 10 years ago will normally have enough equity for me to be able to buy it at a low enough price to wholesale it.

Conduct thorough market research to understand rental demand, property appreciation potential, vacancy rates, neighborhood trends, and economic indicators.Please take some time to review your financial goals and develop a strong financial plan for acquiring and overseeing new properties.