They are government owned foreclosures that are open to owner occupants before they are available to investors.

There are 3 types of zoning here, "regular rental" (just as it sounds), "regulated rental" (max 5 occupants, in rooms- typically for student type housing), and "rooming house".  

Here's a list of issues to discuss regarding rental management:is your commission based on total rents at 100% occupancy or on rents collected?

Review all his processes, systems and books (annual rent roles, expenses) to determine if you can increase occupancy (90->98%), improve the property rents (below market?)

This might be germane for an SFR which might later be sold to an owner-occupant, and that's an exit strategy as well.MFU tenants tolerate such issues IMO, as they have a different mind-set.

It is now mid to late February and the tenant is on a month to month lease. if the tenant were to be given notice for March 1 he would be out at the end of March and the unit could be ready for a new occupant in April, which with spring in the air is a time when new tenants will get the idea to move into the place.

Assuming you are talking about using a conventional residential loan product, your cash out refi would be limited to a 70% LTV, and it would have a higher interest than an owner occupant residential loan (my guess is 0.50% to 0.75% higher).  

However the title company has a common-sense deficiency and tells me that I need an Occupancy Permit.  

@Alexander MorgovskyThe HOA Requirement is separate from your requirement as a landlord and you have the right to limit the occupancy of the unit to whatever you find reasonable, so long as it is equal to or more stringent than the agreement you have with the HOA and equal to or less stringent than what is required by the law.

No matter your occupation, you should always be aware of your surroundings.