As a experienced investor of 23 local properties who did several BRRRR in 2008, those properties cash flow the least because I did the bare minimum of the front end.

I am extremely new to this so bare with me please. what initial steps had to be taken and what kind of credit score do i need to be aiming for before they take me seriously, currently i think im around 520 :( 

If you are there to do the bare minimum and get C's, it's a waste of time for everyone involved.

.$100K can go a long ways in some of those markets, but could barely scratch the surface in others.

In Birmingham, for example, a $90k property is a solid B/B+ - but I know in other markets that amount barely buys you a linen closet. 

Obviously with the 60-feet setback I can barely build anything anymore.Should I hire a surveyor or geotech to mitigate the issue?

From bare bones to the best: basic, broad, and special coverage form options.  

I've reviewed over 50 properties in this area and I can't find a single one that hits the 2% rule on gross income, this one barely clears 1% - any thoughts?

You also really need to shadow other inspectors 20-30 times bare minimum, but you won't really know anything till you've done 200-300 inspections. 

On the downside, there were two poor tenants, one reasonably good tenant, two vacancies, virtually no upgrades or remodels done beyond the absolute bare minimum over the last 25 years, and the neighborhood is poor (though not War-Zone status).