As far as investments, I think i want to focus on multi-family buy and hold with an occasional flip.  

Agree that while occasionally the numbers will work on a short sale, it's not often.  

Occasionally they have a class on investing in multifamily (5+ doors).

Her reasoning: she doesn't want a family of 5 or 6 using the unit and causing more wear and tear, doesn't want people with pets, and feels like the 2 BR units attract retired couples that may have an occasional visitor.

Owner occupied loans require licensed residential lenders, and few hard money lenders will go through the pain and cost of becoming licensed for an occasional OO deal. 

This home will be a vacation rental that I occasionally use.  

I'm interested in investing in SFR's and small 2-4 unit multi-family properties in the Inland Empire, looking to utilize the BRRRR strategy (and possibly the occasional flip).

SO I'VE SENT OUT A FEW YELLOW LETTERS BUT OCCASIONALLY WHEN IM ON MY STATE TAX SITE FINDING THE ABSENTEE OWNER'S MAILING ADDRESS I WILL SEE THAT THE VACANT HOME IS OWNED BY A COMPANY (EX. 1ST REALTY LLC) OR IT WILL BE BANK OWNED....WHEN THIS HAPPENS DO YOU STILL MAIL THE YELLOW LETTER TO THE ADDRESS/ BUSINESS LISTED OR SHOULD I FOCUS ONLY ON THE ONES THAT SEEM TO BE "REAL PEOPLE/ ACTUAL OWNERS"??

They occasionally put traditional sales on there but 99% are foreclosures.

But it's still worth keeping your eye on for that occasional opportunity.