What specifically do you mean by Adult Family Home?

I have a 90-day option to market a property, but Zillow is requiring that I provide a valid listing agreement showing that I "have exclusive permission from the owner to list the property.

Depending on when these properties were purchased, along with a handful of other factors, these two statements could be mutually exclusive.  

I've always been a bit of a "job hopper" and have worked in several different industries over the years (eg. healthcare, insurance, bartending, audio engineering, project management, adult corrections, and other security work).

Typically it is binary, you either meet the 24 month requirement or you don't...there are a couple of exceptions for moving in less than 24 months which you can review here:https://www.irs.gov/publications/p523#en_US_2023_publink1000...Look at the "Partial exclusion" section

I am a sponge and will take all the good advise you would like to share regarding; avg. commission %, conditions of exclusive buyer rep agreement, your thoughts on locations, any on and off market properties you have, and possibly figure if we can build a team to make a dent in this wild real estate market we are in.

If her son is disabled and an adult, he should be able to get some assistance as well.

Is there a potential issue if the original tenant decides to move out and leave the other adult behind?

Case in point, in 2017-2019 while facing a severe housing shortage, Minneapolis enacted its 2040 Plan, becoming, “the first major U.S. city to end single-family exclusive zoning, opening the door for developers to build multifamily buildings on lots where a single-family home used to be (NBC).”

Either way, it doesn't make logical sense for the IRS to allow them the $500k married exclusion on both properties.