In one case the broker disclosed to me he started doing it after he had someone wait out his exclusivity period with the seller and then contact the seller after it was over.

Start searching Facebook and the news paper and Google for charity events.

They then hire an appraiser of their own, exclusive of the agent's affiliations to make an appraisal and recommend a sales price.  

I've seen maybe a handful of good deals in the City, but those are almost exclusively off market. 

Your sale qualifies for exclusion of $250,000 gain ($500,000 if married filing jointly) if the following is true:You owned the home and used it as your main home during at least 2 of the last 5 years before the date of sale.You did not acquire the home through a like-kind exchange (also known as a 1031 exchange), during the past 5 years.You did not claim any exclusion for the sale of a home that occurred during a 2-year period ending on the date of the sale of the home, the gain from which you now want to exclude.

Cost Assumptions Purchase Price $ 90,000 Improvements $ 15,000 Closing Costs $ 4,500 Total Cost $ 109,500 ARV   $ 120,000     Revenues   Monthly Rental Income $ 2,400 Vacancy/Loss Rate 25% Vacancy/Loss Value $ (600) Gross Income $ 1,800     Expenses   30% Net Income $ 1,260 We rent exclusively to airline pilots and flight attendants, so proximity to airport, public transit, and a lot of space are key - plus an area that is safe.  

A lot of those guys will not be licensed and if you can add value for them (bringing buyers for their deals) you should be able to win them over as their exclusive listing agent.  

However, I think the concept of profit and loss nullifies did you lose money as an exclusive condition.

Yes, he will likely pay cap gains tax when he sells....in order to take advantage of the section 121 primary home exclusion, he would have had to close the sale within 3 years of the date he moved out, and he had to have lived there for at least 2 years prior.

I would also check out your local newspaper rent add section, and definitely call on any adds you find and ask about what amenities they have.