Keep the property in good repair and people will want to stay! 

The rest of the people will stay in their homes until they can no longer dodge the courts and the sheriff.

My question is: are there areas of Oakland that I should stay away from?

Possibly stay a year refi rent and move again..

Make it clear that they have to pay to stay (even though they really have all the power) and be really firm about holding them accountable to their side of the M2M agreement. 

The bigger breeds stay in their "puppy" stages much longer than a smaller breed dog. 

Since I have commerical multifamily I can also nudge rents up and (if cap-rates stay the same) can force appreciation even if the dirt doesn’t increase in value.

On the RVs you’ll want to know how long those people have been there, do they pay annually or do they only stay for the 3-4mo “season”, if seasonal do they pay a premium versus the annual, are sites open for short term stays (daily/weekly), how are the surrounding RV parks occupancy...The longer the term the easier to manage, less of a business.

I usually travel to Austin and stay with family as well as spend a significant amount of time looking at and making repairs on my two properties.

It also has a pace tracker, that will help you reach your goal and stay on track.