My ex wife lives in the house, let her pay the mortgage1.

I would start locallyThere's no substitute for being hands-onand you can't house hack long distance

@Austin M Habichi think the short answer for a new investor is... no.can you house hack? 

I have renovated / BRRRR'd over 50 houses in the area and that was my biggest challenge getting into it. 

Your description of the town house is non existent but in general I would choose a town house over a condo. 

I think another fear with going conventional is whether the house would appraise for the asking price if the orchard isn't taken into account... ir the cashflow from the two rentals.

Land, brrrr, house flipping?

Reach out to agencies in your area (housing commission, Saint Vincent DePaul, etc.) explain the situation and ask them who provides eviction prevention assistance to renters.

We own 1/3 of the house.

I spoke with the police and they told me that they could not remove the unwanted guest because he had been living there for more than 30 days and set up his mailing address there and therefore he could only be removed through an eviction process.