Am i being completely unrealistic in searching for a long term 20- 30 year Fixed loan product at a reasonable rate?

The place I'm looking at is currently at $166,000 and recently completely rehabbed.

That's not to say you can deliver proper notices through email or text...paper notice will always be better, but I would not completely write off emails or texts in extreme circumstances.

I do have family and friends in the Birmingham area, so asking someone to lay eyes on property isn't completely out of the question, but I do love to get as much info as I can myself.

And to be completely honest with you, all the books on here are value add reads.

Property is 'complete', but no tenants yet.

For a complete beginner who cares about getting higher returns, in my situation is there a clear winner for SFH vs MFH?

If you could buy it for a steep discount and then get all units legal there should be a great profit there but know the risk, and the path to completion before entering into a deal like this one. 

Worst case scenario factor in the cost to completely redo the conversion, or rip it out and convert back to garages might be cheaper, take that amount off your offer price.

However, there would be a requirement that the work be completed within a certain amount of time (6 months I believe), so there would be some pressure to find a contractor and get that work done.Find a property that she could reasonably live in.