The distance destroys any additional opportunity you're reading into listings there.

Additionally, does the job confer any “knowledge benefits”?

I read on one of these forums, where someone was looking for creative workarounds to avoid a down payment, the suggestion to purchase via seller carry, then immediately refinance after closing, which I understand would pay the seller immediately?

Great suggestions!

When creating your criteria, it is important to focus on the evaluation of the following qualities: • Capacity to pay: Does the prospective tenant have enough income to afford the rent and other expenses involved such as utilities or additional costs such as parking or storage? 

The realtor actually suggested I go lower.

That didn't get any of my money back from the crook but it sure felt good 😊 What here in the ops description suggests an Impropriety by the agent?

If it doesn't, add it for future tenants.

Additionally, if anyone knows good title / escrow folks and RE attorneys in LA county that could help me with this deal, that’d be fantastic!

Its messy as recording is allowed in public areas, but if there is a "reasonable expectation of privacy" - say its in the back of the house and unless you trespass on the neighbors property you wouldn't see it I think its reasonable to suggest its not legal to record in this area.