You need to put the test ad on Craiglist and the largest metro newspaper (in this case Kalamazoo) in the "mobile homes for rent" section of the classifieds in the paper, with the name of the city in all-caps, the monthly home rental amount (take your lot rent and add $400) and a Google disposable number that tracks all calls in.

Looks like your primary will qualify for the sec 121 exclusion and be tax-free.

Any surplus funds above the agreed uponnet proceeds at the time of closing are the exclusive property of SPS, and you agree that any such funds willbe remitted to SPS, made payable to Select Portfolio Servicing, Inc........***...Provided that all terms and conditions set forth above have been satisfied, written confirmation that the payoff funds are inEscrow along with a final HUD-1 Settlement Statement/Closing Disclosure shall remove all conditions of approval forthis Short Payoff.  

For me to make a profit, and also to incorporate all the moving parts into one P&S.I just thought it odd how broad of a scope the contract was covering by stating "ANY surplus funds shall be the exclusive property of SPS"Thank you for the response

There are cities and towns who also do not have the best interest of their residents in mind, you need look no further than Flint MI to see this in action; yet I don't see wide spread condemnation of all city government in national newspapers and magazines.

So the Cokes and Pepsis of the world can sell direct to other end consumers that then do their own distribution, however they need to sell through their exclusive distributor. 

(U) "Exclusive right to sell or lease listing agreement" means an agency agreement between a seller and broker that meets the requirements of section 4735.55 of the Revised Code and does both of the following:(1) Grants the broker the exclusive right to represent the seller in the sale or lease of the seller's property;(2) Provides the broker will be compensated if the broker, the seller, or any other person or entity produces a purchaser or tenant in accordance with the terms specified in the listing agreement or if the property is sold or leased during the term of the listing agreement to anyone other than to specifically exempted persons or entities.

That is what I did and now I do multifamily exclusively in addition to rental grade contracting work for other investors.

Having a "regular job" and being financially independent aren't mutually exclusive.

At this point I am exclusively looking to build from the ground up.