Why don't you take some pictures and put up a test ad on Zillow/Hotpads/Tulia to see if you can get high enough rent to make your primary residence cash flow?

not for home builders or folks buying a primary residence ???

IRS section 121, primary home sale capital gains exemption.....assuming they occupied the home.

Then I'll pay back the HELOC as opposed to paying a traditional mortgage.

Does that mean these were all purchased as primary residences with a conventional loans?

Hi Jeff - what about refinancing your current home into HomePossible (conventional financing), live there for one more year since you would need to occupy as a primary residence for one year past closing, and then use the FHA loan to acquire your next multi-family? 

Looks decent if in a strong primary market.

Outside either of those two things you really better hope the stars align in your favor in court and have an absolute airtight lease that backs up your actions.I'd issue the 30 day notice (be civil, no need to further deteriorate the situation with hostility even if you would prefer to kill them...) and make the primary goal to just get your property back. 

@Rachel MurphyAre you looking for a primary residence or for an investment property? 

I know the area must be the primary place of business and exclusively for business purposes but will I run into issues come tax time?