With respect to point (2), the argument doesn’t really work for SF; rent control only applies to units built before 1979. New developments can raise the rent as

With respect to point (2), the argument doesn’t really work for SF; rent control only applies to units built before 1979. New developments can raise the rent as much as they want. You could argue the threat of possibly having rent control discourages new building, but it’s a much weaker argument. Your points in (3) I think are much, much more relevant to the SF housing crisis than rent control.