Steven - Find out if the agent has an "Exclusive" listing.

I then get a non-exclusive option to buy the property that allows the seller to continue marketing to a new buyer.

Those can be mutually exclusive in some markets, so you need to define your primary objective.

@David Nino, once I leave my W2, we're planning to budget $2k-3k/mo because we need the most comprehensive plan, and I expect that cost to rise over time.The x-factor for me is what happens to the [currently illegal] exclusions for pre-existing conditions and lifetime policy maximums on the most comprehensive plans. 

You may want to take some pain medicine while running this calculation because the figure will be high...If your house has appreciated, keep in mind the capital gain exclusion that you get with a primary residence and the potential loss of it when you convert to a rental after three years.

We landlord's know, for instance, to sign non-exclusive contracts with realtors...we know they exist, even though some realtors don't know they exist.  

Having said that, you can always provide real estate brokers with information about your “for sale by owner” (FSBO) house without locking yourself into an exclusive right to sell agreement, if you so desire.5.

While that may be true in some extent, the market is far from being perfect, otherwise nobody would make money, and the very concept of opportunistic investment wouldn't even exist.A smart investment is to buy low and sell high with a calculated risk, and i find that very few understand that simple concept.The reason why large cities have so low cap rates, is that domestic and foreign investors mostly focus exclusively on these overhyped cities and speculate on endless appreciation despite poor fundamentals, low yields and overpriced assets. 

Now, they could sign a non-exclusive listing agreement with you but I can't imagine some agent doing all that work for a 50% chance (my estimate) of getting the deal when an exclusive listing agreement would give them a 100% chance of getting the deal.

Working exclusively with REI clients, since 1996.