I dont have any killer deals off the top of my head, and not sure if I should approach this as I can wholesale him deals or something where we can partner and do some rehab and flips.

Buying an owner-occupied house is tricky because relocating motivated sellers can be a logistical nightmare & deal-killer.

Also, remember to look into the association its in, HOA fees and special assessments can be killer

“Vacancy and turnover is a killer”,  SFR have less vacancy and significantly less turnover. ”Do you see MfR converted to SFR”m yes all the time, mostly condo conversionsIf you wanted to sell for top dollar would you sell to an investor or an owner occupant where price isn’t everything?

Turn costs are a killer with rehab costs and lost rent.Here in GA ( landlord friendly ) you can get them out in 1 month and usually no longer than 45 days.

I don't get many killer home run deals like I see on here sometimes. but I don't buy anything that I don't think is going to give me some instant equity either. 

It's a good strategy but if the 40k dp becomes a deal killer, as offered above, structure it as a long term master lease.

A mentor can help you through your first deal/offer/transaction AND (this will make your girlfriend sleep easier) if you spend a month or two looking for a really good RE agent who specializes in investors, you will have another mentor who will get paid (just with the seller's money).Set reasonable expectations for the first deal -- don't stress on whether it's a "killer' deal or its braggability on BP. 

The units may be more difficult to rent, but I don't think its a deal killer.  

Is it a killer deal?