I try sending a video or doing a live video walk-through with them so they can get a better idea of the layout, condition, neighborhood, etc.2.

Great idea from @Henry T. to live in the ADU if you can and rent the house.

The best projects I've seen from my desk are folks who are doing hyper-targeted, well-researched deals that are generally in higher cost of living (there are exceptions) areas. 

I lived in and renovated or renovated and rented.

Without know more specifics, I'd suggest selling what you have now and investing in properties closer to where you live (and pursue 1031 exchanges).

Even though we live in earthquake country, this was a new experience for us.

There just trying to eek out a living too.

If the eviction goes to court, then there is a record of that eviction on their file and it will make it harder for them to find another place to live (assuming the landlord does a background check).Not renewing the lease happens when either party decides they simply don't want to renew the lease. 

Quote from @Cody Ford: Im currently looking at a property that has tenants living in them.

I live in the greater DMV area.