I do have an agent that is helping me on the side to find deal but for a person like me; completely fresh of boat, I have no idea what to look for and extremely nervous to pull that trigger. 

The penalties seem harsh and I wonder if those will adjust, but they put in things for plumbing out, property damage etc

Skip the rent so you are ready to pull the trigger when you find a good one!

Could you trigger a due on sale clause? 

I wouldn't say the provider is entirely to blame here but their response is a bit harsh.

It's always a good idea to visit a city before you pull the trigger to purchase your first property.

Transferring your property with an FHA loan on it will trigger the due on sale clause.So, you should speak with an experienced real estate attorney.Of course, many will post here that they've done it and were never caught.

If you are in OC (not Santa Ana), you probably don't have to worry about rent control unless the law changes at a later date.3) Check your lease agreement for wording about rent increases and comply with the terms.4) Make sure Newsom hasn't declared a state of emergency...which often trigger rent freezes.5) Once you confirmed that your condo is exempt and no local protections apply, send a rent increase notice for any amount.

I am torn on which investment I should pull the trigger on!

Find a narrow area, then focus on improving your expertise/knowledge and you will have an informational edge that will pay huge dividends long term because unlike most people you will know what the true value of an asset is and can calmly pull the trigger when others are scared and can calmly not pull the trigger when others blinded by greed.