For a MTR specifically, a keypad lock and deadbolt seems like the best option so theres no turnover of keys 4-5 times a year. 

I get to the point of targeting a divorcing, male tenant with 2-3 kids, age 32-45, who makes between __ and ___, who currently live in ___ radius.

See HUD.1 unit is, as I said, referred to as single detached single family, single family attached is 2-4, 5 is multi. :)

I'm a very conservative investor and may look through a hundred deals a month, and at the end of the year only invest in 4-5.

The rules regarding the 45 days for identification of future property and closing within 180 days still apply so as long as you close all the properties within that time you should be fine and pay no taxes for the 1031 exchange. 

In escrow on a deal within 45 miles of OC..

The lady that they have under contract is not happy with the deal at all and has been fighting them for 45 days.

That way you can ask for 4-5% Seller credits to pay for the closing costs.

Also I know one rental property isn't enough cash flow with a property manager, but if years down the line if I have 4-5 properties, I feel then it should be enough cash flow to justify a property manager?

As of now, I have a list of 4-5 lenders that I have done some research on.