I think this may be bank specific. 

Outside of that you can look at crime rates, etc but having a boots on the ground or local expert would be the best benefit of where to look in a specific market.

Any specific loans I can use or any other type of financing I can use to put a lower down payment?  

The general issue with accepting a partial payment is that unless there is something in writing to the contrary it can be seen as evidence that a payment plan was made between you and the tenant.

You may be able to but you should plan for the worst. 

CA Fair Plan is last choice.

Not just BP, but region/area specific folks who are fellow 'boots on the ground' that can help you and give advice when needed.Good luck! 

Otherwise unsecured and specific types of SBA loans may be suitable.

I love San Diego and also like doing Real Estate in San Diego. i am planning to figure out how to become a real estate professional along with keeping my W2 job as long as the Stadium Company does not fire me. i want to have a backup as my spouse also have a W2 and so if i get laid off i can be then consider full time real estate professional and then focus completely on my RE journey.

Do your own research to determine the value of a specific home.