If a property is for sale but currently has tenants in it, but the buyer is buying for their primary residence, do eviction laws still apply? 

Investment Info:Single-family residence other investment.

Best advice to you would be to use that VA loan as many times as you can and buy primary residences for a year, rent them out and then buy something else with the VA!

The property either has to be zoned a commercialZoning or - you have to own both HPR parcels and have one be a primary residence .

out of state is more difficult than advertised. do you already own a primary residence? 

Hey guys I'm looking to buy a 2nd property in the L.A area and I want to know what the better strategy would be: 1. sell my primary residence and buy a duplex so I can do a house hack OR 2. do a cash out refinance to house hack for said duplex.

Your income isn't high enough for it to make sense as a rental and the closer you get to your residence limit the greater pressure you will have to sell it before losing your exclusion in whole or part. 500k right now can make $15k per year income with zero maintenance or tenant risks. 

It is also possible that either the folks in charge of the station, or the prosecutor have set a policy of not wanting to pursue non violent crimes, or even not paying attention to crimes against folks who are not local residents. 

I am days/weeks away from trying it at my personal residence.  3500 sqft but only two people using it, so not sure how good of a test it will be. 

And the first thing that came up when Googling the subject was Dodd and Frank, which requires RMLO if you originate more than 3 loans per year to a real estate buyer who will be residing in the property (Dodd Frank does not apply to commercial transactions, rental properties/duplexes and etc. among others).I know successful people who did this for a decade or decades.