I'd like to get a second job or find employment on the beach where the money is better, but with no car of my own, I'm stuck.

My other option is to keep my full time job and build my portfolio on the side until I can replace my employment income.

Is it common for sellers to pay up front mortgage insurance?  

Relocation -A borrower may be eligible to obtain another FHA-insured mortgage without being required to sell an existing property covered by an FHA-insured mortgage if the borrower is:Relocating or has relocated for an employment related reason, andEstablishing or has established a new principal residence in an area more like than 100 miles from the borrower’s current primary residence.If the borrower moves back to the original area, the borrower is not required to live in the original house and may obtain a new FHA-insured mortgage on a new principal residence.

Negative cashflows on rentals in Los Angeles is very common which by itself is sufficient cause to drive income driven investors elsewhere. 

Yes, I get you, LOL, goggle predatory dealing in real estate, you'll get some hits.States and municipalities both are defining predatory practices, one common thread is selling at a significantly higher price than the market value.We can (and they can) define "market value".On the buy side, wait until granny's brother hears what she did and calls a lawyer, if it's something that a reasonable person would not have done, you can have issues.There is no statute I know of where a buyer and seller are tied to any price, nor is there any time period, any appreciation defined or maximum profit margin allowed, "they" don't go there.

All common means of egress must be clear.Im not sure how to price out the services so I can find a contractor.  

Yes this is a common strategy. 

No common area  expenses like lawn care or garbage?

We're looking OOS, AND sitting in cash,  feeling a cyclical change coming, nothing big, (rubber band effect), just a return of a bit of common sense.