Yes, there definitely are areas along the light rail from downtown to SM that are surging due to convenient transportation. 

I have an opportunity to buy a nice 1x1 condo for $240000 in an decent area of Santa Ana (which is an OK area of central Orange County [it isn't the safest, but it's very convenient to a number of business/universities with lots of potential renters]).The condo is 713 sq ft, with community laundry, semi-upgraded (newer/upgraded cabinets in the kitchen, laminate flooring throughout, tile counters), carport + 1 extra parking, large patio, 1st floor, corner unit, lots of light, safe/gated community with good amenities (pool/spa, club house, sauna, small fitness room), location is convenient to shopping, freeways, other cities, etc.Purchase price would be $240K with 20% down.

Larger units (2-3 beds, as opposed to 1 bed) tend to have a little stronger cashflow in our experience, but having a nice unit mix (some 1 bed, some 2, some 3) in a triplex or fourplex can also be convenient for you while living in it and open up options for good tenants to "trade up" within the building rather than move out when their needs change. 

Various fees will total up to about $350.AirDNA's STR ratings show the Gulf Panhandle areas around Destin, and St Augustine to have the greatest investment worthiness.SFH versus MFH is probably not as important as location:  convenience to activities, vacation supplies, attractions, beaches, boat docks, and of course the view from a given STR can significantly boost its marketability. 

I also have in  my lease that if I have to come collect the rent it's a $25 convenience fee.

Everyone's situation is different, and sometime owners value convenience and time over money. 

I tell my sellers often that I may not be the best option for them and that I only add value to the situation if I'm solving a problem (condition, quickness, cash, convenience, etc) because someone living in the property will most likely pay more than me all day long.

I’m just saying that getting licensed is a better business move if you’re serious about real estate long-term.I'm looking into getting licensed for one reason - convenience.

Even the OP admits as much when he tells the seller that the reason he is assigning the contract to someone else is because "Oh, its just more convenient for me right now".

This is why a text message that they can view and reply to later is much more convenient.