Here's a brief description that I've put together describing this process.Construction Management as a Stepping Stone to CollaborationThe CM delivery method serves to better align the Contractor’s Goals with those of the Owner.1.Fixed Fee – no markups on change orders2.Transparency – Open book bidding and accounting allows Owner complete access to project cost records. 3.Flexibility - Allows for multiple scopes to be bid and analyzed by the CM and Owner prior to committing resulting in huge flexibility on the project scope.4.Collaboration – Owner can use the CM Agency as his “Right Hand Man” truly representing the Owner’s best interests.5.Non-Adversarial – Because the CM is contracted on a fixed fee, there is no arguing over change orders.

The conversations I'm having right now with sellers in your situation is to consider taking advantage of the tax exclusion (as @Dave Foster astutely described) and funneling the money into a true investment property, such as a 2-4 unit.

I know we are a small state, but am looking to possibly network, meet up, or collaborate with any Delaware investors/wholesalers.

In Northern Kentucky most homes sell for 94% or more of list price and while everyone wants a bargain you also need to keep in mind that most homes will sell for a fair price these days and it’s your job to be realistic in your search so you do not only set yourself up for disappointment but you also respect the time and effort that your agent is giving you to help foster a successful transaction.

Highly recommend that you speak to Dave Foster

Which, to my understanding, is that you have lived there 2 out of the last 5 years and have used it as an investment property for 3 out of the last 5 years.Dave foster in the following thread explained how it could happen. https://www.biggerpockets.com/forums/104/topics/40...And the following article also discusses how you can use both section 121 and section 1031 together1031 and 121 exclusionsYes, it does seem like a no brainer.

Dave Foster Thanks, yes that was a typo!

@Dave Foster

I'd love grab a drink next week and share my experiences and collaborate with you. 

@Mike Catalfamo I probably won't be B&Hing in Everett in the near future, but it does offer some opportunities for collaborating with other investors.