Im a new investor and I've been running some calculations with the BP calculator and I think I have found some good deals but I do not have the best credit right now (middle 600s) and I do not have the proper funds id be comfortable with, with buying a investment property to try and BRRRR or just upgrade a few items.

No matter what the seller tells you or has you believe to make you feel comfortable with the tenants you never know if they'll pay the rent on time until the time comes.  6.)

If everybody's comfortable staying put for the next five years, you're good.This remind me of another factor you'll have to keep in mind: Ellis Act evictions require 120 days' notice.

I am thinking of giving all the work to GC so the lender asked that i got with some approved GC so he feels comfortable work will be done correctly.

You're perfectly capable of throwing some aggressive bids that make you comfortable entering and as you see one that fits, maybe up the ante for one that fits all your criteria but right now you can operate with no pressure regarding that. 

I would prefer to self manage to avoid the high poperty management fees (I think its around 10% + 1 month leasing fee, etc.) and I also worry that the property manager will likely not be as dilligent in finding high quality affordable vendors, etc.I see 4 major pieces of work1) Tenant finding: I feel comfortable doing this remotely.

Consider your comfort level with managing several mortgages and the risk of vacancies vs a slower but potentially more rewarding path to ownership.

Even if you're not making much profit at the start because you're investing in a better area, it should work out fine.If you're losing $100-200 per month but have a stable job, you should be okay.Most people get rich with real estate through property value appreciation rather than cashflow.If you're comfortable living with roommates, you can purchase a house in a good area you like and rent out spare rooms.

My issue is that I come from a low income background and have fought my *** off, pardon my language to get to where I am now and comfortable.

Perhaps this would make the lender more comfortable while giving you the benefit of settling with a shovel ready lot.