And the blurb also mentions that you can only go from house to house and get the exemption once every 2 years (as I read it)"In general, to qualify for the Section 121 exclusion, you must meet both the ownership test and the use test.

He told me the best way to protect myself if I was to advertise "I buy cash houses" or something similar, would be to get a non-exclusive agency contract written up between you and the buyers on your list and then have those buyers provide you with a proof of funds. 

I look at and own a couple places in Hudson County and Bergen County and looking for another.  1)  Does anyone know a realtor who exclusively does larger multi-families.  4 units , 5 units , 10 units etc.  

It is legal to sell your own house and you can stipulate that you will not pay any closing  costs but you will not be dealing with any buyers agents with a listing at a broker The only way to have your propertyrepresented by an agent and exsposure on the mls is to sign a exclusive agency lsiting.

But we still want to add a little something to our assets over time instead of just EXCLUSIVELY relying on employer pay (and their pats on the back).

I exclusively have large homes and almost every group asks. (3k sqft+)

I'm happy to set you up on an MLS search if you're interested, I've got a couple going right now looking exclusively at SFRs w/house-hack-ability (i.e ADU, lock-off, etc.).

To hold this for you exclusively, holding monies in the amount of (generally the amount of the security deposit) will need to be submitted within 48 hours.   

“The space to be used EXCLUSIVELY FOR…”.

I do deals mainly within 3 specific zip codes and mostly exclusive off market stuff.