Let's rope that pony out of the herd And set a brand on him all by himself, exclusive of the other issues.

This can give you bigger tax deductions sooner, which might help balance out the tax you owe on your sale.Capital Gains Exclusion: Since you lived in the property as your primary residence for at least two of the five years before selling, you might already know about the $250,000 (single) or $500,000 (married filing jointly) exclusion on capital gains.

This is where the second issue comes: hyper inflated figures that come from nowhere.Now imagine that the agent knows a developer that's creating a new seaside resort in the middle of nowhere, say in Panama and gets some sort of exclusivity to sell the huge amount of condos to be built to his US clients.

Ingress/egress is considered, other tenant mix to draw foot traffic, exclusive use clauses, pylon signage, visibility, parking ratios, etc all matter. 

So once you get to 5 units, most investors end up on the commercial mortgage side of a bank.And as he notes, from a brokerage standpoint, in my market, I see most 8 units or less exclusively on the MLS.  8-20ish units are a mix of MLS and Loopnet/Brokerage sites.  20+ units are almost exclusively listed by brokers that specialize in multi-family and you will not see their names on yard signs anywhere.  

I have a good opportunity with an off-market deal that is currently exclusive to me.

@Brent Logsdon, we use QuickBooks Online exclusively for all of our agent/REI Clients.

Question on section 121 exclusion for cap gains, specifically the timing of needing to live in the property for 2 of the last 5 years.

They are in violation of copyright law and shouldn't do it.This is straight from the Chicago Association of REALTORS website:A reminder that the Chicago Residential Lease, and all of CAR’s forms and contracts, are an exclusive member benefit for use only by Chicago Association of REALTORS® members or those who are party to a transaction facilitated by a Chicago Association of REALTORS® member.

An agent can use an "exclusive listing agreement" with an option to sell it off market as a "pocket listing."