Or should I sell it after making it a quality rental?

This is a long term investment strategy, and as long as you are buying a good quality asset in a solid location you should be fine.

Those which remain, just adjust their maintenance expenditures which leaves the very same Tenants which originally, wanted rent control wondering why their rent remains high and their rental quality is horrible... an example of LL's and investors pivoting and moving faster than politicians ever can. 

I can give you a real life example, there was a 160 room hotel, 60 years old, but good quality construction.

They operate in excellent markets, have quality rentals, screen tenants thoroughly and have great communication. 

I use Canva for visually appealing templates.

It's a quality property in a quality neighborhood, just a short distance to the downtown mall!

Not just the mechanics of the deal but the qualities that make our properties more stable than others.

While they have not yet totally shut us down, and I'd be surprised if they did just based on this being east Tennessee, I have noticed the quality of my bookings go way down the tubes.

Being as $2000 is the denominator in the equation the analysis spits out a crazy IRR of 174.25% The visual at the bottom showing the Year 1 - 30 returns shows a year 1 equity of ~$2500.