Another option would be local banks/credit unions since they are known to lend on smaller amounts like thisMaybe @Owen Dashner can help?

In my retail plaza I have always tried to prioritize tenants that cannot be replaced by online options - barber shop, spa, Subway, photographer, etc.

@Melvin List are you saying there is a better option?

Financing options up to 85% loan to value are available on 1-4 unit properties for an investment transaction.  

We’re looking at some different options.

@Alex Stariha Cozy is a cheap option to start with it, but I don't see it being able to scale and provide all the functionality as a true property management software.

I know grey is popular but I don't think it's as timeless as the more natural options. 

The 83% occupancy is going to hurt your loan options.

If they fail to leave, evict based on the habitual lease violations.If you can't figure out how to do this, or don't feel comfortable doing it, then the other option is to allow them to finish their lease and then require them to move out when it ends.

If you are open to 4 bedroom homes, you'll have a LOT more options because there aren't many 5 bedroom houses here.