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.

Hey @Annwar Zahrieh - if I'm in your shoes I would recommend going out to Philly and attending a couple of networking events to brush shoulders with other investors in the city. 

Once you're comfortable with the total gross rent you can charge, multiply the total monthly rental income by .95.

Get out of your comfort zone.

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. 

Most in your shoes want to move as quickly as possible and sometimes slowing down & being more deliberate will save you time and money in the long run.