I lease out a place occupied by an unmarried couple and a young child belonging to one of them. 

We both occupied one unit for 2 out of the last 5 years.

They passed new loan regulations where I only need to put 3% down on owner occupied 2-4 units, which is where I plan to start.I do have skills.  

Occupied by Past Owner in one unit, the other unit is empty.I have hired a property Management company to complete eviction - Upon receiving Eviction notice, Past Owner / Tenant went to the Property Management office and insisted that she still owns the property, refused to sign a lease, and stated that she won’t pay rent for her own property.Property Management company stated that this will not be resolved without going in front of a judge and told me that it can be filed at the end of the month.How long with this process take?

@Abigail Irvine so you don't show enough income to qualify for an owner-occupied mortgage, so that leaves DSR loans on rentals as your only option.At the minimum 20% down required on DSR loans, your $20k barely gets you to a $100k purchase. 

If you don't have a VA benefit, you can't assume a VA loan AND it would have to be owner occupied, so it likely won't work.

I forget the number right now but if you are within I think 5 days from sale date the lender isn't obligated to reinstate, but still may.You may be able to delay the foreclosure by simply asking for more time, you are now the property owner and have some sway.A couple observations:You don't have title insurance as no title company will insure a trustee's deed in CA, so that won't help you.You won the auction based on your commitment to occupy the property (SB1079), so this is not a quick flip.To buy time and delay foreclosure you can file a stripped down bankruptcy.You can't stop payment on the 86k wining bid since you paid cash at the trustee sale.Generally trustee sale buyers don't have a real good feeling for the property condition, unless you do for some reason, so this is a wild card. 

I know you're asking about 75% LTV and non-owner occupying so perhaps this is not that applicable, but considering a househack might not be out of the question.

FHA owner occupied is a great opportunity.

The pricing on multi families around our area are being priced for owner occupied landlords now.