DSCR options would be best as local banks require higher FICOs most of the time but each bank has different UW guidelines.

Additionally, you might want to explore reaching out to your local Investors Group or BNI Group for recommendations.

I currently at Kuala Lumpur and need some trusted law firm, any recommendation?

You can search on the forums for lots of posts about how to determine class, some even delve into local criteria like asset price etc.

If you choose to go down the lease option route be sure to hire an attorney that understand the very specific requirements need to be followed.Several years ago, Texas revised its lease option laws in response to widespread misuse by landlords who collected substantial option fees from tenants unlikely to afford the purchase, only to evict them shortly thereafter.

I have just joined a local team of investors as their Aquisition manager. 

So I thought of finding investors that would help me buy local rental properties through a 501C3 so they get a deduction and then I can manage it as a charitable contribution or hire another PM and they get a charitable deduction.

The southern/middle part of the country is a great place to invest, not only is it affordable but the landllord laws are very friendly.

Option 1 will require experience and is just there for illustrative purposes, 2 and 3 (in the absence of experience owning CRE) will require that the borrower be local to the property (if you want the best financing available on your first rodeo, stay local and stay turnkey, your lack of CRE experience is offset by your presumed local neighborhood level knowledge, etc, you can get fancy & still get good financing once you've got local & turnkey property #1 under your belt).

I also host a local real estate meetup in Worcester, it's a fantastic opportunity to meet other investors, lenders, contractors and potentially find deals.