While we're in the learning stage, I figured I could still help the community by providing my services as an Insurance Agent in California. 

Is this a standard arrangement for land investment deals?

As soon as you can comfortably do it or have it arranged, change the exterior door locks to provide you some safety.  

In case of litigations, could this cause trouble with this kind of arrangement?

The majority of our clients are cash buyers, or those that have arranged for non-secured finance in their country of origin, such as personal loans, low interest credit cards, and business credit lines.Tenants can leave at a month's notice.

One idea for someone at your stage in life may also be to boost your human capital some by advancing in your career and saving for that first home (and a 2-4 unit is an ideal target).  

I can make arrangements to get to a property that is not on a bus line but I want to make sure it's worth the trouble if I do.

Does anyone have suggestions as to how to structure a seller financing arrangement for such a situation?

I have not yet done any rehabs myself but I have heard from a couple different sources close to the business that legitimate contractors should have the cash flow to be able to do each stage of work and then get paid for it after.

Generally, lower level investors try to preserve their costs by entering into limited servicing arrangements which will be a barrier to delinquency and recovery as delinquency and default notices are typically add-on costs to the servicing plan.