Targeting non-owner occupied homes helps here.

For the last year I have been searching for a small multi-family property to purchase so I can owner occupy one of the units...House hack it, as Brandon would say.

I have been having a lot of the same issues you guys are having, so I have teamed up with one of my local Title and Escrow Companies here to have them send me a list of all of the 2/3/4 none owner-occupied properties who have a mailing address out of state.

Write in whatever you want (ie tenant can move out anytime with no penalty with X days notice).If you're not comfortable altering or adding lease language for that, like Wayne Brooks said, just do a mo-to-mo or week-to-week lease.Curious though, from an owners perspective, why would you want to give the tenant an easy out?

In most cases I've seen, doing so requires Landlord/owner approval to do so.

There are things that they would be entitled to in terms of a price adjustment (in your example, if lumber prices skyrocketed for a specific reason beyond his control then usually the owner is on the hook, however, there are measures to limit this exposure).A contract can be drafted using the scope of work, estimate, and schedule (you can include liquidated damages - this is a sum (not a penalty) of what it would cost you if the project is not completed on time - think daily rent and storage rates). 

I've seen lots of different ways to search generically, but not having much luck in finding addresses and owners of specific property types and sizes. 

I have done some digging and have found who is in charge of the estate/owner of the property and their mailing address.

David, if you are the sole owner of both businesses unfortunately that puts you into "controlled group" situation and will disqualify from setting up a Solo 401k plan.

However, I am still interested in the property but found out that it is Zoned to be owner occupied.