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.

Hey Nick, I am a new investor here I appreciate your response to OP's question, could you elaborate on the complexities associated with assuming a mortgage in today’s high-interest rate environment?

(Not to mention the regulatory environment has clamped down.

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.

It is still possible in this current environment, however. 

HOA fees are rough for borrowing on investment properties in this interest rate environment too.

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. 

The best I know of (and we can do this) is 15% down, but even then in this high interest rate, high tax, high insurance environment it's really hard to get a property to cash-flow positively without putting a lot more down.