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

@Kim Hopkins I run a bookkeeping firm that deals exclusively with REIs and the best thing I can tell you is that if you don’t have the time outsourcing is the best way to go.

There are inspections, negotiations, title concerns, Loan issues, PLUS many more items that make having an Agent represent you exclusively of great benefit. 

It can become very touchy and there is a good chance the Realtor will not work with you unless they are your exclusive buyer's agent.All that said, if you work with a good Buyer's Agent, you will not have a need for anyone else. 

The primary home portion will qualify for a primary residence 121 exclusion though and you can combine the two. 

With the 506(c)  you can advertise everywhere (BP, Youtube, Facebook, local newspaper, Wall Street Journal, etc) but again, for only accredited investors (and you have to vet your investors are truly accredited).

I haven't practiced in your area but most courts have rules for alternative service (e.g. mailing, newspaper notice, taping to building, whatever). 

Sell now, use the primary residence of 2 of the last 5 years and have a tax exclusion of $250k if single, $500k if married and use the capital to get into another investment with higher yields.

We can usually offer you an exclusive buyer agreement if you’d like our full time attention on you.

I see so many ads in my local newspaper with agents listing individual homes for sale.