My goal is to have every one feel secure in the partnership while also avoiding any unnecessary fees like legal, if possible.

I was introduced to the BRRRR method of investing on a BP episode and I think this is the method I will attempt once I have the money saved.

(this is not very likely because of your lack of experience and high LTV) This lender would be in a 2nd lien position and not very secure if you fail. 

I should have funding secured for the area I'm looking at in the LA area. 

If that is the case, then it is just a matter of getting a new HELOC in place and avoiding the higher rates of a real estate secured LOC. 

this option fee is NON refundable - i would recommend 3-5% of the purchase price -  if they currently have a security deposit (which i assume they would) then you can also convert that to part of their option fee when you redo the contract / agreement with them. 

I am giving myself no more than 6 months to buy my first house.Long Term Real Estate Goals: Eventually I want the financial security that I feel I can achieve in real estate investing.

What are the methods?

Offered less than market value by a long shot, secured the contract! 

You will find that it will cost around $1800 to do the required asbestos test, secure permits and do the tear down. standard 2 car garages with pad run around $14,000, plus or minus.