@Lamont Chen He doesn’t qualify for the 121 exclusion since he’s owned it/lived in it for less than 2 years.  

@Vince Mayer @Vince Mayer no realtors have to put their listings on the MLS unless seller ask otherwise.There can be exclusive listings but they can only be marketed with in the brokerage.

Landlord policies have exclusion for business use, which means you need a commercial policy on your property.

One thing to consider speaking with your CPA about is whether you are eligible for section 121 exclusion on the townhouse you moved out of.

There is a team of maintenance professionals that work with the company (but not exclusively) and all fees are passed to me at cost. 1st Months Rent when a unit is filled.

Third, if you sell the property, then you may not be able to take advantage of the tax-free gain exclusion of Sec 121.

Would an exclusive agency agreement in any way restrict my ability to assign the property to another investor? 

My friend @Charlie Cameron owns one of the only websites that I know that talks exclusively about how to crush it as an agent-investor: AgentWealthHustle.com As always, let me know if you have any questions!

Since these are short term rental properties so there is a quite a bit of daily work involved and I exclusively use a portion of my home to run this business.

My inexperienced younger self did not realized that renting to military exclusively is a form of discrimination.