That's not always true. Regulations increase the cost of transacting and make ranges of transactions non-viable, just like a tax.

So there is "dead weight loss", where transactions that would have been mutually beneficially and socially productive are eliminated by the regulation, and restored when somebody finds a loophole, restoring the individual and social benefit.

The world is not zero sum!

I agree, once they have bypassed regulations, they use that to essentially rent-seek from their monopoly/their unique position where the rent is paid by us public.

Their behaviour is very rent-seeking imo and at moments like these, its best to remind us that even the father of Capitalism, Adam Smith didn't like landlords

Had to search up some quotes from adam smith right now but here's a relevant one (imo) to this discussion:

"[the landlord leaves the worker] with the smallest share with which the tenant can content himself without being a loser, and the landlord seldom means to leave him any more." - Adam smith