Raise your closing costs to $9000.

Original plan was to house hack and live in the new house and rent out the front until recently when we decided it is time to leave LA and move to Columbus, Ohio where my wife's family lives and where we have more social support and lower cost of living and less congestion - LA is a beautiful and exciting place, but insane to raise a family. 

It seems my only options are to try wholesaling until I raise some capital or find someone to find 100% of the project for 50% profits.

His he raising rents yearly?

You were dealt a bad hand, "the man" is keeping you down, you're a minority and can't get ahead because of slavery/racism/whatever, you're a single mom, you were raised in poverty by alcoholic parents that kicked the crap out of you on a daily basis, you can't find a good job, your market is too expensive . . . 

I was wondering if there was a way the seller and I could modify the purchase agreement, raise the purchase price to 90k (home appraised for 95k), and then have the seller give me the 15k agreed on plus the other 10k in increased sale price?

I flip houses in order to raise capital for buying long term rentals.

Within that time, I will look to raise my credit a little higher so I can be “super-sessy” to the banks when I refinance.

I think you raised a valid concern.

What you are referring to is essentially syndication, if you are planning to raise capital in return for equity.