It seems like every town I look in has such strict regulations where you need to owner occupy your unit. 

Look at this:"In a significant policy change, Fannie Mae has announced that, starting from the weekend after November 18, 2023, it will accept 5% down payments for owner-occupied 2-, 3-, and 4-unit homes.

I've been looking primarily at deals that offer owner financing or are otherwise open to a creative deal structure.

I kindly ask for 5 minutes of your time to fill out this questionnaire on tenant evictions.Landlords often face risks when leasing properties since the cost of evictions can leave a huge burden on the owner when accounting for legal fees, court costs, financial damages, property damages, and lost rent.

There is also a line that states owner or agent who can make decisions, but no mile radius from what I'm aware of.

Whenever you see a retail strip with a for lease sign in it, jot down the company repping it, do a quick google search to see if they are third party brokerage or owner/operator.  

RentMarble has an easy to use platform for newer investment home owners.

My landlord believes it since she's the owner she doesn't need to announce that she's coming over feels she can do anything she wants and she deliberately rents to people who are in situations where it's difficult for them to find places to live.

the owner would typically pay the commissions on a commercial lease; however, an option to renew is an option to renew. it just gets renewed. there is no new lease, no new leasing agents, none of that. it sounds like they aren't exercising their option to renew. they are essentially letting the existing lease expire and negotiating a new one. my response would be - we either renew as is as provided under the existing lease please plan on vacating as we'll start marketing. it is possible that we may come to terms on a new lease but no guarantees.....

@Bob Stevens that will be 8-10% net after all monthly reserves for property taxes, insurance, any owner paid utilities, vacancy (5%), property management (10%), and maintenance (10%).