I have been investing all my spare time into tons of research and have noticed huge investment in the neighboring communities like Encino which is good for appreciation however, I observe homes selling at a slower pace than in the beginning of the year.

They certainly pitch it is for everyone, and it might be the best sales pitch/people I have ever witnessed (lol - I learned from simply observing all of that) - be ready for that.

What I have observed is that many landlords and/or tenants aren't familiar, oblivious and/or purposefully ignorant of these laws and regulations.

Anything serious that you saw regarding drugs/abuse/neglect that is an observed risk to the kids certainly report to CPS.  

Good morning, when observing the landlords that we represent them in rental properties, they seem to hold to the idea of buying and holding. 

Just some off-the-cuff observations.

Determination, Effort, Persistence, Motivation, Trust, Coachable, Eagerness, Urgency, Commitment, Dedication, Friendly, Observant, and putting your ego aside.

Hmmm, interesting observation.

I highly recommend you tour the property with the property manager, observe the rapport that they have with the tenants and talk to the tenants directly about how they like the neighborhood.

Even if the tenancy law in your jurisdiction is very explicit about obligations, our observation has been a magistrate is likely to take a paternalistic position vis-a-vie the tenant; give them a tongue lashing; and let them off the hook ... very much like the scenario you described.That is precisely why I advocate working with the tenant rather than being pedantic about the terms of the lease.