Creating before the end of 2019 opens the door for a 15% exclusion on your deferred capital gain, whereas that exclusion would be capped at 10% if you wait until early 2020 to create/invest in the fund. 2.  

It could allow you to get the property under contract with exclusive window to negotiate. 

To me if I was doing it again now it would be with friends exclusively or at least friends of friends that I had some history on but that’s just based on my personal experience.

Hi @Sean Abrahamsen, buyer exclusive agency contracts are normal.

And you don't add SD to the CAP gain limit to get exclusion amount.

However, I know my plumber has always told me to go exclusively Moen (which we always have and have never had any problems-knock on wood).

<--CPA   You may still not owe any tax, you will likely qualify for a pro-rated exclusion amount.https://www.nolo.com/legal-encyclopedia/qualifying-the-home-sale-exclusion-without-living-in-the-home-two-years.html

Tax-advantaged to him, in theory.A big reason to owner-occ a nice primary is for the cap gain tax exclusion when you sell. 

In return of course, I would benefit from working directly with this person exclusively starting out for any mortgage underwriting or "cash offer"/financing needs in future deals as well.

You can purchase lists with different motivations like absentee owners, 60-90-120 days late on mortgage, pre-foreclosure, delinquent taxes, water cutoff, code violation, evictions, probate, divorce, etc. and mail or cold call.Other methods are driving for dollars, door knocking, wholesalers, craigslist, Realtors, FSBO sites, expired listings, put out bandit signs, billboards, newspapers, other offline publications.You can use pay per click/adwords, motivated seller website with SEO, facebook, Linkedin, Youtube, and other forms of online and social media marketing.If you have a big budget you can do radio, TV and billboards.