Just be transparent with the sellers that you are licensed and for good grace recommend they use a realtor on their end, although not necessary. 

Check out FilePlace, where user-created forms are available for free.

You may do some research on what life is like on both ends and make a decision from there. 

Does someone have experience buying a foreclosed property and keeping the existing person/family living there and converting to a tenant? 

I looked into Realty Hub and Premier Agent Network, anyone have any experiences, good or bad with these brokerages?

My question is simple and I hope some of you had some experience on that.  

bringing on someone not only fiscally but also with experience in this type of rehab is key, as you will need to write a good scope and budget for the unknowns.

Then, if you like some of the comments from a user, you can connect with them directly and perhaps do a 1:1 discussion and potentially discuss what you want to do in the future.

Looking for recommendations from people who have personally used a specific lender and had good experience.

Warning:If you depreciate a property down near zero and then have to sell your property at a loss during a situation of distress...You could end up giving all the proceeds to the bank AND owe the IRS a big chunk of money for recapture.Long-term tax planning with real estate needs to be coupled with risk management and making sure you don't lose any properties.