Yes, right now I have option between 1031 and primary exclusion.

I have exclusively fix and flipped properties and I'm considering changing my strategy.

We do have exclusive buyer's agency though - the buyer is committed  to the agent and will pay the commission if he's going with another agent.It's not common in Cleveland, at least, not everywhere, but very customary  in other areas.

The leasing or rental of units in those two family homes in which the owner occupies one apartment of that home as his residence is not covered by this law unless: The homeseeker or renter is a recipient of public assistance or housing subsidy; or,The leasing or rental process utilized the services of a person or organization whose business includes engaging in residental real estate related transactions; or,The availability of such unit is made known by making, printing, publishing, or causing to be made printed or published any notice, statement, or advertisement with respect to the rental of such a unit that indicates any preference limitation, exclusion or discrimination based upon race, color, religion, sex, sexual orientation, national origin, ancestry, children, marital status, handicap, veteran status, or public assistance or housing subsidy recipiency.The following text is effective 07/01/93  

Maybe that property will go to foreclosure and be available in a year or so when I'm more seasoned ;) I had somewhat of an "Ah ha" moment after realizing that I can possibly pursue two paths that are not mutually exclusive for the use of the capital I want to invest:   conventional loans for buy and hold investing, and at the same time utilize hard money lending to rehab distressed properties. 

These are stores that buy from multiple manufacturers and then sell to contractors more or less exclusively. 

Options include driving for dollars, absentee, probate, using listsource if you are not in a competitive market, buying lists that are exclusive for your market type  3) Start a sustained direct mail campaign.

We utilize electric exclusively in our rental properties.

There are some waivers and exceptions to the primary residence exclusion for active military that may leave you eligible to take some if not all of the proceeds tax free.By they way - a great accountant who knows real estate in and out just gave you some good guidance.  

Exclusive neighborhoods, highest priced homes.