Is the Hanover market something that anyone knows much about regarding its future economic growth in relation to the rest of this central PA area.

What is the average spread in the market(s) you are in for flips?

For your seller its an effective sales price of ask - 2% using your assumed $500,000 thats $490,000, a real good offer depending on your market.  

And if houses are showing an owner having been there for 10+ years when that owner actually sold 8 months ago, then I might market to a completely unqualified lead. 

Has anyone here been successful in permitting a conversion?

If you're in a high-cost area, consider out-of-state markets where you could buy a rental property outright. 

My custodian does not have a money market or similar sweep account to keep idle cash earning.

@Sean Spagnola - I always like to have photos of recent comps in my back pocket to help with the design of a BRRRR to ensure that the finishes are similar/same to the market. 

I’m currently with a group that will be building homes in specific markets, and it would be really helpful to have a tool that can generate data and reports in Excel spreadsheets for easy analysis.I’ve heard of CloudCMA, but I wanted to get opinions on whether this would be the best fit for our needs or if there are other programs that might be better suited to the homebuilding industry.Any suggestions or comments are greatly appreciated!

It's tough to swallow, but if it's not renting, it's likely as simple as the market won't bear the price you're asking.