I work almost exclusively with smaller builders, those that are putting out 4 to 24 houses a year. 

How many of you investors work exclusively with one agent, and who works with multiple agents...and why?

It is the public pol-icy of this state to provide children in a family daycare home the same home environment as providedin a traditional home setting.The Legislature declares this policy to be ofstatewide concern with the purpose of occupying thefield to the exclusion of municipal zoning, buildingand fire codes and regulations governing the use oroccupancy of family day care homes for children, ex-cept as specifically provided for in this chapter, andto prohibit any restrictions relating to the use of sin-gle-family residences for family day care homes forchildren except as provided by this chapter.

I almost exclusively work with Buyers and Investors.  

Next it says that individual cases need to be evaluated to see if there is a rational basis for the exclusion. 

Good luck getting the 92 year old father evicted without getting someone like adult protective services called. 

I don't intend to limit my work to Pennsylvania exclusively, though it's a great place to start!

The house has appreciated about 500K so we can each get the capital gains tax exclusion if we sell the house (yes, we’ve lived here the last two years) and basically pay no capital gains.However, I’d like to buy her out and turn it into a rental for a while (maybe just a few years).

This the difference between going with any big bank lender and a lender that works exclusively with investors.

Hard Money Lender could prove expensive unless its a flip.may be expanding exit stategies i.e wholesaling it to a landlord for a nice profit 2)flip 3)BRRRR having figured out the down payment using conventional financingi would suggest putting it under contract then select an appropriate exit strategy for great deal with the exclusive period