If you're not present to let them in (or have the space occupied for whatever reason, etc.), they should be notifying you and you may have to face any repercussions (penalties, pauses on your permits, etc.) 

An investor would typically finance via non-owner occupied conventional at 20% or 25% down @Robin Simon, so DSCR lenders use to underwrite the performance of the property based on the actual room rent?

SBA requires a minimum of 51% owner occupied.  

I see this is posted in the house-hack forum so I'll make the assumption that you want to owner-occupy your next investment.To work more hands-on, you'll want to spend time searching for deals, analyzing deals, and networking/building a team.Before your property search, I'd recommend speaking with a lender to find out how much you'll qualify for.

Here are the numbers I know so far:Rents4 units all currently occupied on one year leases- #1: 1/1 $995 monthly- #2: 1/1 $995 monthly- #3: 1/1 $995 monthly- #4: 2/1 $1,100 monthly- Gross rents: $4,085 monthlyExpenses- $12,070 taxes annually- $350 monthly insurance (my estimate, they have liability only right now)- $175 monthly landscaping- $120 water (electrical on separate meters, tenant pays)- Total expenses: $1,651 monthlyNOI around $2,434 before vacancy, maintenance, and management (although i would likely self-manage these)Property needs about $50K in other repairs and udpates from what I can see.

You say investment but doing this long enough that is sometimes parlance for this deal might be looking like an investment but are you going to live there (owner occupied)?

If they give you push back, tell them if they are not ok with you doing work inside while they occupy the space then you won't be moving forward with the work as you are not obligated to complete cosmetic upgrades.

You can use a Conventional owner occupied and as soon as you bring the equity to 20% through many invested or appreciation you can reappraise and drop the PMI.  

With 20K are you looking to owner occupy?

I am under contract on a duplex that I will owner occupy for 5% down.