yeah, Title companies differ and what are considered "standard" exclusions differ also as per the company.

However, Its great to see that when an agent offers fantastic value and service to their clients their clients rave of them and show them exclusivity. 

This would either be living in a home that you can rehab as you live there (preferably for 2 years for the home gain exclusion so you never have to pay tax on the gain up to $250k or $500k if filing joint taxes) OR buying a multi-unit property and living in one of the units and renting the other ones (you can get conventional residential financing up to 4 units). 

These also don't have to be mutually exclusive which I'm sure complicated valuations and analyses.

Not exclusively...and not always as successfully as I'd like...but generally...yes that's the intent :-)

I don't want to sign an exclusive contract with an agent.

In Chicago, there are management companies that focus exclusively on subsidized housing since it eliminates the rent collection issues, and this could be an interesting play in SB. 

I don’t think it would be good to source potentially properties exclusively from something like this, for the reason you outlined.

You need someone who owns and deals with investors, ideally exclusively.

I want to build a private lender’s list to help with rehabs that I want to do exclusively.