It might be there isn't an answer supported by academic research, but I'm gonna keep looking. 

We are doing everything we can, but ours is only one voice and strongly needs the support of others.Wondering what to say to the legislators?

Many of such I frequent and support whole heartidly.  

If you sold a "true" 12% Cap Rate SFR rental at a premium, it didn't sell because it was a 12% cap rate, it sold because the sales comps in the area support that price, regardless of whether you thought you got a premium.The reality is you can calculate Cap Rate on anything that spits out revenues and expenses.

However, for this property by beautiful Lake Merritt, under rent control, it will not generate enough income to support a 75% LTV.

Parents are not happy about that.)Anyway, that has made me a bit nervous investing money on his suggestion to build but I'm definitely seeing that the market supports it (Being that there is single family development going up everywhere in Northwest Arkansas.) and that my knowledgable agent suggests I think about that as an option since she sells new homes all the time that are only on the market for less than 3 weeks before sold. 

Or is it more like replacing piers and supports?  

So if you made money at a regular 9-5 and had  a property that brought in rent (and had alimony, or child support, etc.) they would con't all that in your income.  

Glad to see that WNC can/will support RE Investors.  

For 4 years ive bern the sole renter supporting the building.