We bought in a B area and that fit us well because we don't really stand out and we're in a neighborhood with a mix of duplexes and single families.

Then at least you are attributing a return on the dead cash (including any appreciation) with a return equal to your prevailing mortgage rate. 

Just FYI, the property values were skyrocketing  prior to the announcement of the stadium, it's just being attributed to the stadium at this time.  

Although it occasionally happens, you usually do not get a tenant candidate with a great credit score, no debt, incredible income, good neighbor skills (add your list of perfect tenant attributes here) on your first showing.

and they can afford to pay expensive rent and expensive mortgages, thereby driving up the desire to construct class A apts and sell nice houses at a premium.One thing that did stand out is your take on CA folks investing OOS.

However, if you have ever bought a house at auction (@Hal Thompson has so I'm sure he'll concur), or seen the inside of a just foreclosed house before the bank has had it cleaned out - well, there are lots of owner occupants (not just renters) living in conditions that are similar, and attributing the situation to substance abuse is just stereotyping and might not be quite true.

And how do you know whether to attribute performance  to 1) the property/condition , 2) the tenant being rough on the property 3) cost of doing business, normal occuranceoff the top of my head I'm thinking:Days to close out an issueTimeliness in responding to issuesAnnual/quarterly repair expenses# of repair request per yearOr even how do you know whether or not your getting better at landlording /property management over time?

You have to use the whole population not a subset in your calculations.China population 1,396,164,036 Covid 19 cases 80,754 = .00578% deaths in China attributed to Covid 19 cases 3,136 = .00022%https://www.livepopulation.com...I'd be a lot more worried about a 'quake in SeattleWashington’s 30-year earthquake drill for the ‘Big One’: Order studies.

At least in my area and after doing some research with the city; appears that if any house is currently being used as a Multifamily (3+ units)....or can have documented use (such as a utility bill) of being used as a multifamily in the last 2 years, then it  can continue to be used as a multifamily.However, without these attributes, then the town ordinance does not allow for multifamily and everything in town is zoned as single family (SFR).  

I attribute those to tenants being stuck at home.