and you are doing some sort of reno or 203k loan?

Not too late - when you sign the Loan Estimate is when you've formally engaged and selected the lender so before that you're fine.

These usually have some sort of issue with them that you will need to fix. 

We don’t know anyone in the area, but you might want to read our series about “How to Screen a PMC Better than a Tenant”, since selecting the wrong PMC is usually more harmful than selecting a bad tenant: https://www.biggerpockets.com/member-blogs/3094/91877-how-to-screen-a-pmc-better-than-a-tenant-part-1-services-and-processesAdditionally, don't treat property management like a commodity and just focus on the lowest price!

@Reid R.I have done a couple live in flips, the first one was sort of accidental as it was my first home, but I made improvements as I lived there for 3 years before selling it for a nice profit from my renovations and a rising market from 2011-2014 here in Cincinnati.  

Wanting to house hack but not seeing many decent options so looking at buying and renovating and using sort of a delayed BRRRR. 

Your realtor should know what info they need and get it sorted before you start writing anything on paper.

Therefore a seller wants to minimize risk by prudently selecting a buyer.

Hey everyone,I’m in Lock Haven, Pa and, in my area, there are no REI meetups, Real Estate clubs, or anything of the sorts.

So sort of a two birds one scone scenario.