We also rent out our previous residence. 

Looking for a 30 - 50 unit in the $1mm - 3mm range because I'm getting a lot of buddies/investors wanting to get  into real estate, but I don't want to present them with just any deal.

I'm a fellow San Diego resident who is also interested in multi-units OOS.In response to your question, from the research I've been doing (and outside of the residential vs commercial aspect that @Sherwin Gonzales brought up), a big part will be your comfort level and financial goals. 

What would be ideal is a small single family residence, maybe even a mobile home we could rent, with a small yard for the girls. 

There are groups now that get into properties when the owners go on vacation (primary residences, not rentals) they come back and find that someone has change the locks of their house and can’t enter.

The zero down programs are designed for primary residences and are linked to the individual on title.

Currently at 30% they will be reduced over the next few years starting next year.Financing the systems is trickier for multiple properties as the zero down programs are designed for the person on title in primary residences.

Held it for 2 yrs and sold it for a down payment on a primary resident. 

My name is Christopher and I'm a new resident of Augusta, GA by way of Washington D.C.

I do not have the funds to put down nor do I plan to live in it (husband and I bought a house last year for our own residence).