I text the seller and I start inquiring about the home.

Any suggestions of things is should inquire while im there? 

Lower standards of enforcement of standards are better suited to rental units.Home owners generally do not like renters as they lower the standards of a community so you really need to read the specifics of the individual HOA and inquire into the enforcement policies.

I inquired once about choosing the title company (as it can be done in my area) and was told that it meant paying all the costs.

I would recommend inquiring around the forums (or searching previous posts) for REI groups.

So I am inquiring about a reputable company or investor that you can refer me to for Lease Option for myself. 

I'm contacting my agents to inquire about this.

Also don't get too many inquires.

 @Ethan Atkinsonis the agent that is actually listing the property above you are inquiring about.

As soon as you inquire about business/commercial lending it's like they smell blood in the water, they want higher downpayments, rates go up, length of loans goes down, and the process is way more of a hassle.