Would take some work and $ but may be worth it.

Hi - typically Mixed Use properties are going to require a traditional commercial real estate loan from a bank, small balance commercial private lender or for the larger ones a CMBS style loan.However, a newer "DSCR Loan" product for Mixed Use is making a comeback - which is a really great option for smaller properties/more beginner investors since it has all the same trappings as a residential DSCR Loan (30-year fixed, easy qualification, straightforward process) for a property with commercial units.Generally going to be limited to 8 units max and has to be primarily residential in every way (majority residential by units, square footage and rents) but if it fits all that, its a great option

It can definitely be worth it to push it to its limit the first property or two.

I've went through several over the years and last year just decided to self-manage everything because the fees were just not worth it for the low level of service I was receiving.

I typically spend more hours each week on visiting properties because I like to drive by each property physically to make sure nothing is amiss.

At that point, it's worth researching and finding a solution that better meets your needs. 

You also need to consider that once someone signs a lease, they typically won't move in for 2-4 weeks.

As far as occupancy limits enforcement does happen but it’s not super common and every case I’ve heard of for enforcement is due to neighbors complaints  typically noise or too many cars.

At that point, it's worth researching and finding a solution that better meets your needs.

A year ago when selling over $5mil of nicely appreciated properties I looked at both DSTs and regular 1031 exchanges, and decided both were not worth it.