However, because they were good tenants I agreed via text message that if the unit could be occupied by April 1 and the unit was in good standing, I would give the security deposit back.  

If you have a vacant unit but that non owner occupied limit has been met, what is your plan?

The program specifically states it is not for investors and you need to occupy, which means live and sleep there.

The programs that allow a lower downpayment of 3-5% are going to require that the property be owner occupied for one year, and would also require PMI until 20% equity is achieved (conventional) or for the life of the loan (FHA).

Since the property is owner occupied, that seems to be a possibility.

My sister is actually getting one right now at penfed (owner occupied, single family residence, 90% CLTV).

Also @Alecia Loveless is correct that you'll be able to use 75% of the rents for the units you're not occupying as qualifying income.

If you're looking to get something with quite a bit of hair on it, chances are you won't be able to get an owner-occupied loan.

I'm looking at a 6 family in a rent controlled town that is fully occupied.

You would be able to qualify for a lower downpayment amount and lower interest rate if someone on the loan is occupying the property.