Looking around for a mortgage company who offers 203K / rehab loans (or some variation) for our future primary residence in Pittsburgh (for once we are rehabbing our own house!)

I can only speak to Pittsburgh as that is where I invest but we are a lower cost rental market with stable rental rates, high cash flow, basically no appreciation (unless your force it by flipping). 

Basically, I’ve been planting seeds for the last few years.

I’m from Pittsburgh, PA and I don’t have any experience in real estate investing but I plan to change that real soon.

Buy and hold in Detroit, Pittsburgh, Baltimore from the 1970's forward probably was a bad idea.

cut the lawn, seed it, trip some bushes, put a sign on it.

It isn't really THAT passive, unless you make hundreds of thousands to millions (like most gurus), to provide you the seed capital to outsource all of this.

If anyone from the Pittsburgh, PA area has had a positive experience with a realtor, please feel free to lend a hand. 

My goal is to provide great housing to my tenants and retire worry-free. 

Im sorry to say that cable guys are pigs (at least in Pittsburgh).