Does this mean the realtor does not have exclusive rights to sell the property and the owner is probably advertising the same property on one of those by owner sites?

For these ultra exclusive co ops the fact that the tenants can turn down anyone for any reason is a big plus. 

My account was corrupted 6 months ago and can't talk to anyone other than a bot.Pretty terrible customer service....drove me to quickbooks....any discounts there?

You will also get hit with a tax bill if you sell on that discounted price.

You don't have to sign the agreement, though some state laws require an exclusive contract.

Quote from @Victor Yang:In addition, is it possible for me and my wife to gift 36k worth of equity per year of the house (under the annual exclusion limit) and therefore have none of the costs go towards the lifetime gift limit?

Many carriers are including exclusions for GC commercial general liability coverage and professional liability coverage for engagements involving condos and even stricter exclusions when dealing with conversions.

I have bought 2 rental properties and seen other realtors, and I have never once been presented with an exclusive buyers agreement.

I understand why carriers associate Condo/PUD construction with greater liability risk (I am sure being based in Philadelphia, a jury friendly city doesn't help either) but curious which carriers others are finding to price coverage without this exclusion and also price the coverage competitively.This also serves as a reminder to review the coverage when you hire a GC for more substantial or unique construction assignments. 

I almost exclusively sell bank foreclosures for a large asset management company, and I also do a lot of marketing for wholesale deals.