It just is harder or easier depending on market conditions (and investor deal flow). 

It make life much easier.

Unless you are incredibly confident in your reno assumptions, I'd recommend getting a contractor out there ASAP to give you an accurate reno estimate if you want to go that path.

Single Fam offers more purchase options and easier to exit with a larger buyer pool.

Apparently they should be brick pointing with lime mortar, but instead, they said the city will just plaster over the historical materials (original brick and lime mortar) with Portland cement because it's cheaper, faster and easier than working with more delicate, temperature sensitive lime mortar. 

It's probably easier to tear garages down and start over, but I climbed out of that rabbit and stopped researching it.

This will also make the property easier to sell in the future. 

A house with ADU would be easier.

I'll say two more things: buying a rental property is not rocket science: find a good agent who is an investor (easier said than done) and you'll figure out the rest as you go.

White is also still popular in flips due to buyers being able to change it easier upon closing or if lighting is poor and the space needs to be brightened up.