From what I heard, it is more involved and going from a duplex to a triplex is what stops most owners from making that transition officially. 

I work for Bay Area Rapid Transit and I have been analyzing various deals up and down California and have also been looking at deals in Nevada, specifically in Reno and Las Vegas.

Currently, I work as a systems service worker for a mass public transit agency. 

We have also been successful in transitioning all new tenants to cozy when be buy a property with an existing lease. 

Some cities state "the applicant must provide verification of the walking distance (in feet) between the residence and public transit stop at the time of application," while others says "[on-site parking not required if] within 1/2 mile of transit or if sufficient curb space exists."

One of the units is used as an Airbnb so it would be a smooth transition turning one unit into an owners unit.

It is tough to get 10%+ for multi family which is why I transitioned to mobile home parks where I buy at 10% cap rate going in.

With more and more tech coming here (and expanding here), along with the public transit that's being built, it's a great opportunity for buy-and-hold investments over the next 5-10+ years.~6% cap rates are pretty standard in our area for MFH. 

I am transitioning to smoobu personally.

You may have to pay various transition fees (screening the successor tenant, etc.), but the landlord must accept a qualified successor tenant.