Also I am specifically interested in flipping and rehabbing single family homes!

So if you're interested in placing tenants then your best bet is to get your agent's license and then find a broker or property management company you can work with.  

How many unrelated people can live in a single-family home in Orem?

Having good relationships with the major brokers in the area helps you cut through the BS in their OMs as they will have more candor with active buyers and closers and people they have a relationship with than a single transaction seller.

I live in Santa Barbara and I'm looking for multi family deals or possibly a single family rehab project.

I invision a lot with a few single units on it.

There are only single family homes in the immediate area and you don't see multi-unit until you get into town. 

Its a 3-2 single wide.

Total annualized ROI starts out negative but picks up at about year 10 and goes to positive single digits.

A conventional loan is just a standard loan like you're getting to purchase the rental.The Executory contract sounds like your best bet based on your goals.