They basically are requesting private lending for their rehabs, say 35k, with a promise of a 60% roi in ~50 days with a committed buyer the ARV.

Rents for $1,800+ a month, depending on how long tenant will commit. 

These areas may offer more affordable multifamily properties that fit your house hacking goals.Rochester and other distant markets could work for a BRRRR strategy, but it’s a big commitment given the distance.

I had to pay them a $4,500 "commitment fee".

What is the best way to find good general contractors (reasonably priced, delivers on time, committed to quality) ?

Marcus Hey Marcus, I would recommend shadowing a few different agents before committing.

It truly shows your commitment to provide your current and future clients a better experience.I know that online reviews can take the best of one's head space and it can take a toll on the business. 

It's important to choose that one and commit to using it.

I wanted to briefly re-introduce myself (I’m committing to get more active in BP again!) 

It's one thing to fill the vacancy, but it is another thing to get a quality who is committed to staying at your property by paying on time and not put you in any uncomfortable position.