The company I currently use for my other investment homes said they don't offer management for any co living... unless everyone in the home is on one lease.

Quote from @Kyle Barnhart: I live near Phoenix and looking to invest locally.

Where do you live, and where are your units? 

City recently did a building inspection and we noticed the tenant is smoking in the unit (cigarettes and marijuana), food waste everywhere leading to building pest issues, and there are 5 people living there now (3 adults and 2 kids).

We also run a residential assisted living mastermind to help entrepreneurs start and grow their businesses.

We live in Texas, a community property state, and are 50/50 owners.

I guess I could do some work-arounds -- maybe reserve one unit in the first purchase for use as an AirBnb, and reserve my own time in it when needed - instead of claiming it as a primary.Are either of you (or anyone) familiar with a finance product/loan that will allow me to purchase under $150,000 (w/ strong credit) and do much of my own work and live-in a portion as a primary residence?  

.- The townhouse you're moving into is currently a rental, but you plan to live there two years for the 121 exclusion.

Keep the current investment and buy another house hack to live in.

I'm from Newburyport and lived in Seaport for a while.