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Working with a property manager will give you a lot of hands-on experience in the day-to-day of managing properties. 

how much experience do you have?  

(Probably same in attorney state but I have no experience there.)it will make inspection problematic.

Was there something in the terms of the divorce that allowed her to live there rent free?  

To avoid going through the same poor experience, keep reading.Even if someone gives you a referral here, do NOT make the mistake of assuming that the PMC will meet your expectations, just because they met the expectations of the referral source.In our experience, the #1 mistake owners make when selecting a Property Management Company (PMC) is ASSUMING instead of CONFIRMING.It's often a case of not doing enough research, as they don't know what they don't know!

Then there’s this glorious tax season where you realize how many things you get to deduct that others can’t, while sheltering your income with depreciation, and earning tax free income with appreciation.

So back to square one Property is in her name free and clear.

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Does anyone have experience exchanging their small multi family property into a single family home, use it as an investment property then move into it as a primary residence after meeting the requirements?