75% LTV at a low 7% rate is definitely possible with a good FICO score, and high PPP penalty.

If commercial properties, you can seek loans from small local credit unions and banks that base it off of the debt service coverage ratio and regularly provide loans in the 7s.You can also seek commercial loans on residential properties as well.

What documents do they require, what credit scores do they allow, how do they verify previous rental history, etc.?

. - Single family homes to rehab and hold or to fix & flip- Loan is in your name not your LLC- Rates between 5% and 6% depending on credit score- 30 year term loan, fixed rate, no pre payment penalty if sold or paid off anytime- Example buy at 100,000 and add 50,000 for rehab = 150,000 means 15% down payment or 22,500- So the buy is financed at 85% and so is the rehab if you look at it that way- House will be appraised off a contractors write up of the work to be done and must appraise out ARV to at least the 150,000 to make sense at all; if not loan is not approved so a buyer cannot get into trouble in that sense with lender oversight- all work must be done by licensed trades people, not the own themselvesIf this sounds plausible I'm happy to answer questions.

I have enough to put 20-30% as a down payment with ~800 credit score.

DSCR loans are based off of down payment, credit score and either actual or market rents so it helps to supercharge an investor's real estate goals and net worth.

The average tenant in Trenton City is going to have a sub 650 credit score, a lower wage or unstable job, etc.

I also found a small local community credit union who will write first position HELOCs.  

Build a Financial FoundationImprove Your Credit Score: A good credit score helps in obtaining favorable financing terms.Save for a Down Payment: Start saving for a down payment on your first property.

:Class A Properties:Cashflow vs Appreciation: Typically, 3-5 years for positive cashflow, but you get highest relative rent & value appreciation.Vacancy Est: Historically 10%, 5% the more recent norm.Tenant Pool: Majority will have FICO scores of 680+, zero evictions in last 7 years.Class B Properties:Cashflow vs Appreciation: Typically, decent amount of relative rent & value appreciation.Vacancy Est: Historically 10%, 5% should be applied only if proper research done to support.Tenant Pool: Majority will have FICO scores of 620-680, some blemishes, but should have no evictions in last 5 yearsClass C Properties:Cashflow vs Appreciation: Typically, high cashflow and at the lower end of relative rent & value appreciation.