Keep in mind, the people who really make money in single family rentals occupy the whole chain of value. 

From google: “The Fair Housing Act (FHA) does not apply to certain types of rentals, including: Owner-occupied buildings: If the building has four or fewer units and is owned by the person who lives there Single-family homes: If the owner rents or sells the home without using a real estate agent, and they own no more than three homes Religious organizations: If the property is only available to members of the organization's religion Private clubs: If the property is only available to members of the club Senior housing: If the property is designated for people who are at least 55 years old Even if a property is exempt from the FHA, it must still comply with the law's ban on discriminatory statements, notices, or advertising.

Most owners who do it want to keep the option of having the building vacant when they eventually sell the place since vacant places sell much more easily then tenant-occupied ones if it's a rent controlled building.

The unfair advantage that house hacking presents is owner occupied leverage.

My question is, can I use SB9 on my property that is currently occupied by tenants?

I would say target a 4 unit property as that will give you the best opportunity for cash flow (or close to it) and that's the highest unit count you can go with for an owner occupied loan.

Voucher holders are wildely more risky than tenants who can afford to rent high end properties.I invest in an area where voucher rates are significantly higher than market rents so my portfolio is largely occupied by section 8 tenants.

Tenants may not occupy residence without utility service except during brief interruptions beyond your control.

Also consider when you sell house with seller financing to owner occupied person as their primary residence you cannot balloon per Dodd Frank.  

Just read under Occupancy: https://www.benefits.va.gov/WARMS/docs/admin26/handbook/Chap...All the VA says is that you must intend to occupy the property within 60 days, and there are even exceptions to that.