Since you are "forcing appreciation" by doing a rehab, don't make an A class in a C neighborhood.

After several warnings, the landlord was fined, in fact more than once, and forced to finally evict the tenants.

You are correct they work best when you are forcing the equity by rehabbing them as in flips and BRRRR’s.  

From what I know it is now m2m with all other terms in force.

I’ve seen times where banks aren’t renewing/refi’ing loans and noticed many owners are forced to sell, or risk losing the property.

Oakland has gotten pretty bad in its own right the past few years ;) Those Oakland moms commandeering that home (and basically forcing the investors to sell it at their cost to a housing non profit) is (unfortunately) a first, and a scary precedent.

My thought was that tenants would leave on their own due to life changes or an eventual down cycle in the economy forcing movement.

These factors led to low inventory levels in the majority of large markets, forcing higher prices, competitive offers, and shorter days on market.

One of the main benefits I see of people investing passively is it FORCES them to think about the value of their time and how that should be imputed into "return on equity" calculations. 

If I have a plan and direction, I always go full force.