I know everything is negotiable but how long would you allow someone to have exclusive leasing rights?

Exclusions and Endorsements:  these change the coverage under the policy.  

And this amount I have exclusively set aside only for investment purposes in any foreign market.

Room share arrangements are almost exclusively single adults.

If you decide to use one, I would read the exclusions VERY carefully.

Next, the lawyer will have to do a publication in some local newspapers 30 days (don’t quote me on the time).

Because the property was once investment, and was the product of a 1031 exchange you will have to have owned it for 5 years before selling if you want to get the primary residence exclusion. 

Yes I am thinking we should be able to apply the 121 exclusion as you mentioned.

Find one agent who meets your criteria, and then work with him or her exclusively in that market. 

Your math not correct and you are not factoring in the deductions(such as the standard deduction for you).Very simply: If you gift half of the balance to your fiancee (which you can do with the annual exclusion and the lifetime exclusion), with 20k W-2 and let's say 28.5k cap gain ( 32k sale proceeds less 3.5k basis), your cap gain is around $750.