Oh and last thing, if you are unsure about the agent but want to give them a try just sign a shorter term exclusive agreement as I don't know how consent works in Texas when you want to part ways. 

But we've had a few clients do this, and our personal rental portfolio has consisted almost exclusively of medium-term rentals.

Did you use your LLC exclusively as hard money/private money lender or just a general real estate company?

No exclusive and thus no risk to seller or buyer if you don’t produce.

For example, if you can make up 10+ years of cashflow now with a sale, and reposition into another asset (you should be able to use the 121 exclusion to capture your gain tax free hopefully) that will propel your forward, I would certainly think about selling now!

What you should be looking at exclusively is which area is going to get you the best return.Hope that helps.

If you did live there for 2 years instead of one...It doesn’t matter what the value was whenever....cap gains exclusion would be a straight prostration of the time it was a rental verses the time it was your primary....since it was a rental first.  

- ----Are we destined for another 2008 crash like Florida hadThe crash in 2008 was not exclusive to Florida and was nationwide.

I work almost exclusively in the University District.

You can however stay in it for 2 years and use the section 121 exclusion.