I am looking at purchasing a 4br, 4bath house that is in a gated community that is exclusively rented to college students. 

I even held an exclusive rental agent agreement on a 120 unit rent controlled building in Astoria Queens in the years before I left.

Exclusivity can play to your benefit if its communicated in the right way.

Also, I'm not what are the rules for it needing to be an arm's length transaction -- you might need more paperwork to show its at fair market value.You might be better off claiming as your primary residents and go for the sec121 exclusion of $250k single or $500k married. 

As far as quieting title goes, most attorneys I know recommend having 3 years of exclusive possession with a tax deed before quieting title.

The "exclusive" properties may offer a better option, but again, you have no one to discuss the property with.

I exclusively invest in blue collar areas for many of the reasons above.

Hi Anybody is aware of software tax service that supports section 121 exclusion for the tax-free boot?

I have recently switched from doing exclusively MLS deals to marketing for distressed properties privately (I flip houses in Edmonton Canada). 

I almost exclusively use Solid Rock Home Inspections https://solidrockhi.com/Their reports are clean and easy to read.