I list my properties exclusively on Airbnb.

Chances are, you will still have to work with the agent if the husband (or whoever has the power to sell) has signed an exclusive listing agreement.

I would keep these rentals forever and think of them as additional retirement income when you do retire.If your thinking about selling your primary then that might be a good idea due to the IRS 121 Exclusion. 

I have a property that I have exclusive rights to sell and I have a friend who’s and agent and a cash buyer that’s interested.

If we use the capital gain exclusion on selling our primary residence, ($150k gain currently) are we able to utilize that tax exclusion again in the future if we live in the rental for 2 years and have owned it for more than 5 years?

I have a property in Brooklyn a friend of mine has exclusive rights to and I have two potential cash buyers for the deal.

(N.J.S.A. 2A:18-61.1(p));• Eviction for theft (N.J.S.A. 2A:18-61.1(q)); and• Human trafficking (N.J.S.A. 2A:18-61.1(r)).The above list is not meant to be exclusive.

Ashish makes a good point, section 121, I believe, refers to partial exclusion on the gain of your primary home even if you live there for less then 2 years.22% effective tax rate may be a little high but in the ball park...I would estimated 18% to 20%.

At this point in the market there aren't to many deals here in So Cal just laying around to be picked up so unless you are planning on a full time transition or putting all of your off time effort into real estate investing exclusively in So Cal ( you said you don't want to go out of state) then just make sure you are as prepared to go with your money when something does come across your plate.Good luck!

You will likely see something like "join our exclusive investor club".