I work almost exclusively with out of state investors.

I use Facebook marketplace exclusively now .

Hi Lyle, Renovations - if the renovation/Improvements are done on your primary residence, I believe that you are able to increase the tax basis of your primary residence  When you sold your primary, you may qualify for Sec. 121 exclusion if you pass all the tests, which will allow you to exclude gain up to $250,000 if single and $500,000 if married and filing jointly. 

I referred him to a CPA in the bay and then set him up with an appointment with a CPA in Arkansas.After speaking with these people he was relieved to find out that he'd be keeping a lot more money than he thought and because this was his number one concern a few weeks later the deal closed and we made 100k.Still though there are so many property owners I talk to (not eligible for 121 exclusion) that just say "I could never sell because of the taxes".

So they are normally more than happy to pay for the Realtor's commission.However, if a Realtor is bringing you (as a buyer) a large volume of lucrative, exclusive, off-market deals, they may ask to be rewarded for the relationship equity if these are not normally accessible or easily found.

In addition, our collaborative and exclusive network globally ensures a standard of care that we as agents can rely on as we refer our clients to each other.

So I can go replace that septic in about 3-4 years paid exclusively by the renters.

I would say some investors exclusively market using direct mail!

As long as the first use of a home was your primary And you both Own and Occupy it for 2 out of the 5 years prior to selling, you will qualify for a 121 primary residence exclusion and the gain will be tax free. 

From what I hear this is a problem exclusive the Cincy/Dayton market.