There a handful that can do lower  than 620 at 50% LTV, however the rate will be very high My current score is around 670-680.

Be prepared to come in with additional cash to close due the the appraisal.   

Another might be a residential tenant whose child comes home from college and discovers black mold in her bedroom closet.Ideally, Tenant Estoppel Letters will be sent to them after the inspection and financing contingencies have been cleared and within the last week before closing.

Quote from @Duarte Marques: Hey BP community, I'm new to real estate investing and have been studying (reading books, watching webinars, constructing excel cash flow models,...) close to a year.

Lower risk all the way around.  

Closing the loop on this for everyone.

Lower property taxes, affordable housing compared to LA (CA buyers are usually cash buyers because what they net from their smaller home in CA can get them a bigger home here, often covered by what they net from their CA sale), allergies (smog), and politics. 

I have several close friends who specialize in audit representation so especially in the wheelhouse of real estate audits I get a good amount of feedback on trends. 

Process is simple. 1. purchase contract2. send contract to title company3. bring cash to closing and you're done

The maintenance/cap ex costs will likely be less these the lower rent class c area.Some things for OP to ponder.