Preferrably, stay in the same area and continue to learn.Going to another area would bring additional challenges that you may have difficulties meeting.

I know several who invested in my fund with a LLC and regret it because they close the LLC because I just costs them more money every year and to transfer it back into their personal name is additional paperwork and costs to transfer.

Additionally, check with your CPA for any tax implications, even if you don't expect capital gains.

Network with investment groups and podcasts for additional resources.

California has a couple of additional hoops post foreclosure sale, if its a real foreclosure sale but its still pretty standard.

Asking for additional suggestions because I cannot see any other way to do this right now -- so why not use what is right in front of me?  

These are professionals with additional training and a stricter code of ethics.

One portfolio gives me cash flow and debt pay down, while the other produces appreciation in addition to the other benefits.  

In addition even with a lower down payment you should be paying significantly less per month even with PMI then you would if you moved into a single family house that you where fronting the entire bill for.

Consider offering the tenant additional support, such as help finding a new place to live or arranging for movers.