Wonder if you would qualify for the sect 121 exclusion prorated for living there less than 24 months.There may be creative ways to assign your interest as you are not officially the owner of record but I am not a tax person.  

I have been using a company called Payclix.for my properties Apartment complexes and Mobile home parks For rent collection any type on fees or deposits  .I Liked the  concept so much I joined their Company .You can go to PayClix.com to see how easy it is and they have an exclusive Accept or Reject Module so you are in total control  You can choose to Reject a partial payment to avoid 3 day notices and evictions If you reject it no harm no foul .They integrate into your Existing acounting system or they can create one for your needs .It's made my life and my property managers lives so much easier.Checks ,Credit and debit cards .A tenant would much rather pay online the night before with a credit card than pay a $60 late fee .With a click of a button .  

Look up "capital gains exclusion" or talk with your CPA about that.  

I work almost exclusively in the HUD vertical making offers on properties for Investors.

I dont remember if this was still within the exclusive owner occupant period or not.

I bet that's what the attorney is looking at.. in some states there is an exclusion for commercial purposes but this is not that.. and in about 12 states it makes no difference if its commercial purpose or not.. 1 to 4 unit owner occ or not requires NMLS license.So its not a god given right in each state and in each scenario.. there are some exclusions in some states for owner carry back.. but that's not it either and some states will allow you one or 2 but no more than 2 in your portfolio at a time.So check a little deeper into it...

If you don't have money for postcards you could try a newspaper add or bandit signs.  

The exclusive listing agreement is pretty clear that the seller is not allowed to negotiate with third parties.Now if you want to do this the right way, contact the Realtor directly and submit an offer.

Thus,  these are not mutually exclusive terms.

Quick question: I recently looked at a property with a broker and was presented with an agreement to exclusively work with him until 12/31 this year.