Without placing your property on the MLS could cost you exposure to the right buyer and result in less money after the final negotiations and excluding your property to a highly qualified audience. 

(question for attorney) Some states have laws excluding certain agent activities like listing presentations from creating agency. 

You owned the home and used it as your main home during at least 2 of the last 5 years before the date of sale.You didn’t acquire the home through a like-kind exchange (also known as a 1031 exchange), during the past 5 years.You didn’t claim any exclusion for the sale of a home that occurred during a 2-year period ending on the date of the sale of the home, the gain from which you now want to exclude.

So if the purchase price is $110k, for example, $96k would pay off the mortgage and the seller would get $14k (excluding closing costs, your fee, etc).

That means net worth greater than 1M excluding personal residence or 200k a year or more in earned income. 300k if joint with a spouse

For one, did you know that we can exclude capital gains taxes when we hold a property for any two years out of TEN, not the five years that civilians are entitled to?  

Special orders and online orders are excluded. 

You'll also have to recapture some depreciation and the gain you get to exclude will be prorated between years of investment and residence use.  

The index uses non-farm payroll employment, the index of industrial production, real personal income excluding transfer payments, and real manufacturing and trade sales - along with some fancy statistical transformations.Let's look at it recession by recession..T-0 is the month of the second consecutive occurrence of the index over 4.0% "D Day"T-1 is the month of the first occurrence.

I am doing some forecasting and wanted to get some thoughts on what people budget annually per unit for repairs (including unit turns but excluding $300 of CapEx reserve).