So that's my question, would you rather go after a cheaper 20-unit that takes more selling, more maintenance, and more marketing but is an overall safer bet, or fix and rent a nice single family home but risk overpaying or having your only unit vacant too long.

I'm betting you can find a viable reason to evict her for.  

In a great school district you may get an initial lower ROI but in the long run it may be higher when you sell the property because it is usually a safer bet and the appreciation will most likely be strong.

Vacancy control is illegal in CA, and I'd bet most states.

We have an off-market lead funnel we use to identify deals before they hit the market, but your best bet in our area for on-market deals is NOT day one on the MLS, it's having a hot sheet set up by your agent that tracks all REO/short sale deals that are back on the market.

I bet there is not vent (supply air) in the room and you are not getting enough air movement with the door shut. 

I am active in auctions, and i think Salem would be your best bet.

I bet short term rentals is a HUGE strategy up there.

Your best bet is to find a way to do the loan at the conforming limit, which means either coming out of pocket for the difference, or finding a 2nd mortgage. 

Besides this BP site, I spend some of my time on YouTube and study those worth listening to guys like Grant Cardone,bTai Lopez, and Pactrick BET David who has a successful insurance business and speaks about entrepreneurship.