At BAM, we buy in the midwest exclusively and have achieved 31%+ IRR on average over the last 12 years.  

If so, then I recommend an agent that exclusively works in Manhattan (Manhattan uses their own MLS). 

Don't get me wrong, I'm a strong advocate for diversification so I'm not advocating for investing exclusively in real estate, however, if you look at long term returns, real estate far outperforms stocks when you consider the total return from income and equity from real estate.

Make sure to interview a handful of agents before locking in and signing an exclusive buyer agent deal. 5) As an insurance professional, set a keyword for "insurance" questions, and answer those questions to the best your ability on the forums here.

If you don't sell now, I suggest selling within 3 years after the day you move to still benefit from the $250k tax exclusion ($500k if MFJ). 

I understand the core of what you're asking, but it doesn't make practical financial sense.Personally, I would look into exclusively getting an AirBnB property in Las Vegas.

How much does the 1031 have to be for with a $600k basis, $500k tax exempt 121 exclusion, $1.5mil net sales and $400k gain left over?

We invest exclusively in STRs and saw the X-Factor in this portfolio offering.

You'll find several agents there, and I'd encourage you to meet several, in person, before signing any exclusivity agreements.

We exclusively used solid core oak doors, with 3" hinge screws.