2)  How many tenants's have asked to have a restraining order placed on you due to your diligence in collecting? 

If the intent is to track actual and time-sensitive performance numerically, then IRR works much better.But, to a lot of us, time has more value than any formula can track.  

If there's a hole, it may be a red flag.b) sensitivity analysis: I examine all the assumptions, and make sure I can live with the worst case scenarios.c) "Stall and see": if they are getting money over multiple years, and there is no penalty for investing later, I would usually wait so I get some real performance data, versus having to look at theoretical pro forma information.d) Recession stress test: I will not invest in anything, until I subject it to recession level stress and see if I can live with the result.

For overlay zones I often look at this site:https://scoutred.com/Overlays are important especially since your lot is in Point Loma so there is a good chance you are in the Coastal Zone, and the canyons are often considered "environmentally sensitive" land, both types of overlays often require additional processes for permitting your project. 

I know property address is sensitive material so here are a couple of links to help with the zoning designation:Residential Based Zones:http://docs.sandiego.gov/municode/MuniCodeChapter1...Zoning Map:http://apps3.sandiego.gov/siteinfoweb/begin.doAs far as hard costs are concerned, I have heard anything in the range of $165 - $210 hard costs.  

There may also be language in your HOA's governing documents about these sensitive notifications, and how promptly they're to go out to unit owners / homeowners. 

This is a complex situation that demands a sensitive approach, a thorough grasp of legalities, and a strategic mindset.

My current dilemma is that in May, all of my tenants/friends are going their separate ways - therefore I either turn it into a true rental property (managed remotely w/ help from a local person in case of time sensitive issues) or I sell. 

Rule 1 requires that a threat is ongoing, and a homicide is a one-time occurrence; threats of beheading can be handled through a restraining order; and a prostitution ring doesn’t pose a public safety risk.These new laws are so poorly written the situation became insane. 

Inflation sucks because it compounds.Once interest rate waters recede back to the 5 - 5.5% levels, home prices will spike dramatically higher (just like other rate sensitive assets) as literally millions of households get back into the market looking for a home.