VA/FHA won't finance, so that excludes a lot of buyers.

Thank God the insurance policy did not exclude mold/water damage.  

This excludes lighting (inside and out), kitchen, electric blinds, and a larger tile allowance.  

I would write in the lease that this area is excluded from the rental agreement.

(exclude training or joining a team)....What tools would you need? 

Some shady title companies will try to exclude so much from their policies that the insurance is basically worthless. 

I also have the option of selling in the next 3 years (tenants signed a 3 year lease) and excluding gain that since it was owner occupied 2 of last 5 years.  

Most people exclude "corporate owned".

I see our market as everything from Worcester County to the coast, excluding the ever-so-parochial Cape and Islands with their own MLS.  

While the FHFA has placed annual volume caps on the GESs for some multifamily loans such as market rate apartments, certain types of affordable and small multifamily properties were excluded from these caps in 2015 and again in 2016.