For the lenders that do a 0 with decent credit you will need to put down 15% - 20% on a bridge loan and that's with 720+ credit.More than that though, you need to understand the capital requirements. 

- I am familiar with the area and can tell the difference between "bad" neighborhoods and have the know how/connections to fix up the home within reason (do not want to go over the 50k).Any suggestions?

Hello Anthony,I've been working with 2 Investors who've decided to actually pay me in cash.This became a bad habit for me because I've gotten burned twice on two deals a little while after that.

If they find bad marks, your nothing.

Statewide rent control isn't as bad as say Los Angeles Rent Control.

I assumed there was a moratorium on permits like Palm Springs, but that might be a bad assumption.

Accuracy is harder to gauge, since you don't know if someone doesn't pick up whether it's a bad number, or just someone who didn't answer your call.I'm going to try Mojo skiptracing and see how they match up. 

How bad it is ?

It would still depend on your credit score/properties performance to qualify.

Exactly how much the lenders will lend is based on the data on the property's marketability and the borrower's credit score.