Feel free to reach out and I'd be happy to answer any questions.I also might recommend looking at listed properties on Zillow or TruliaLook for homes that meet your desired criteria (rents of $850+, 3 bedrooms, no basement, garage, 1.5+ bathrooms, built after 1942, etc.)Look at the listing description and determine if it's being marketed by a PM or a landlord/owner.

If the property is in a desirable area to rent it will not matter whether you have oil or gas heat in my experience.

I've realized that despite my desire to protect/provide the best environment for my downstairs tenant, there is so much I can do.

Finding a place like this not far from the city is highly desirable for a growing number of people it seems, and is not as easy to come by anymore. 

Partly because the previous rents were a little below market; but also because the units are that much more desirable with new materials.

.#5 - If I sell, MTM is more desirable for a buyer or, I can make the property vacant easily.I would be open to signing a long-term lease AFTER the tenant proves to me they are worthy of one!!!

I find most of the MFHs within my budget range are in the sketchy part the town and I am finding it not so desirable to house-hack with MFH because of this reason. 

I just have no desire to be an agent.

Similar to what some of the other contributors said previously, most of the 2/3/4-plexes that I've found in North Orange county are located in not-so-desirable areas. 

This is the case in a lot of areas which also makes existing communities so desirable.