In cases where there was some kind of problem such as a rehab that was more than the HOA wanted to handle or a sticky owner/tenant/occupant situation where they didn't want to evict, I could see where investors like us could provide a solution.I think the trick is to market to directly to the decision makers (HOA boards) or the gate keepers that could positively influence the decision makers (attorneys, trustees, HOA management) but I'm trying to figure out what would be the best way.

Next, if this will be sold to a buy and holder, then the rehab will be at a certain quality, if to a flipper who intends to retail it to an owner occupant, then a higher standard rehab is necessary.

What the big advantage is, is that you buy the house, probably 100% financed VA, owner occupant, fixed for 30 years.

Occupation rate between 50%-80% (top 10% of properties).

Obviously, I don't expect %100 occupancy, but even at %50 the numbers look descent.

Let me step off my soap-box and continue...Even if you have the legal standing to forcibly have the occupant removed, you'll likely be better off presenting yourself as someone who is on their side (to a limit) in an effort to negotiate their departure from the premises.

I am looking to invest in a multifamily property with a family member that would be an owner-occupant.  

Again these are low end properties at 100% occupancy on day one.  

Occupancy rates?

“Dwelling unit” means a structure or the part of a structure that is used as a home, residence or sleeping place by one or more persons who maintain a household, together with the common areas, land and appurtenant buildings thereto, and all housing services, privileges, furnishings and facilities supplied in connection with the use or occupancy thereof, including garage and parking facilities."