Additionally, I have a "Notice to Vacate" section in my non-standard rental provisions indicating that tenant and landlord must provide a 2 full calendar month notice to vacate. 

As indicated, I believe it is misinterpretation of the 15 year exemption, but unfortunately I suspect there is not going to be anything you can do about if jurisdiction maintains their interpretation (I know it sucks).

I would be very careful about that in Oakland.One indication, just to give you something to ponder:When I worked in Oakland in 202 they had the Warriors (basketball), A's (baseball), and Raiders (NFL football).

I've noticed vacation rental signs here in Newport Beach where I surf, indicating that short-term rentals are allowed.

The relative cost of homeowners insurance is the best indication of a high-risk location.

If you indicate the bed/ bath count I can help a little more with rents. 

“Lately” he bought a local restaurant seems to indicate a recent purchase, as such we can’t judge if absentee ownership will be successful - or not. 

by the way nothing you indicated in your calculator except for potentially anything to support portfolio calculations is not in the BP calculator. best wishes.  

Both states rank in the top 10 for population growth since 2020, indicating robust economic prospects.

Also remember, past performance is not indicative of future success, especially when you are playing with fire in anything that is highly levered or unsecured.