Central to my argument would be that making sweeping changes to the covenants themselves or changing how the covenants have been historically enforced only addresses the current problem indirectly. 

Significant changes to lease terms that impact tenantAlso, the tenant would not qualify for relocation assistance if they live outside of Portland City limits, live with their landlord, or have a week-to-week tenancy.The tenant has a "Right to quiet enjoyment" No entry is allowed for maintenance or repairs without proper 24-hour notice.

Obviously a lot can change between now and next year as well.1031 would seem an obvious choice.

Still a seller's market, but it's showing some signs of changing. 

Here is a little more info related to my question:My (note: "my" means my wife and me) daughter likes her job and finds it rewarding and fulfilling, and I am putting no pressure on her at all to change careers--my job has nothing to do with RE.

We begin to work with the future tenant and made specific updates and changes to suit this tenant.

This was done to protect senior citizens on fixed incomes from being forced to sell their homes due to unaffordable property tax increases.Since the passing of this amendment, all properties in Michigan have two property tax values associated with them:State Equalized Value (SEV): supposedly equal to 50% of the market value of a property, not based on recent sales price.Taxable Value: the SEV annually capped as long as there is not a transfer of ownership.City Assessors are charged with determining how much property values have changed each year.

My partner and I purchased a single-family residence last year intending to live in it for a while, however, our whole mindset changed when we read @Scott Trench's book "Set for Life".

I won't name that company, but I will highly recommend mylandtrustee above ^.One huge perk of Land Trusts and part of the reason we used them for the JV BRRRRs was that ownership percentages could be changed through the project by reaching out to the trustee and doing some straightforward documentation.  

But you will want to change the code for access right away as fired contractors can come back and take materials from you for other jobs.