I want to build a private lender’s list to help with rehabs that I want to do exclusively. 

And I have an AMAZING lender that I work with exclusively.

We had our own strict limitations on who could rent our place that precluded large groups, and we rented almost exclusively to families.

Finally, I spent two years almost exclusively working with investors, providing nearly every type of financing.My guess would be this: there is a very definable trade-off between local knowledge and access to properties that "check all of the boxes". 

You can balance the two ideas as they aren't mutually exclusive.

House recently went from exclusive bidding period to extended, and I'm quite positive it will sit there untouched, until at least one price reduction (and probably past that).

How much property value can I buy using 1031 exchange, after taking $500k out for 121 exclusion?

It should not matter that the property is a rental property as the exclusion is available for both primary residence or other properties. 

They will likely want you to sign an Exclusive Right to Represent as most agents wish to have some assurance in writing for the amount of work it takes to analyze properties and show.And ask questions!

Don’t go by rentometer exclusively.