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.

-you can use their address which also allows you to publish in their area which will save you money and avoid your address becoming public.Insurance-a good policy is not mutually exclusive with an LLC for protection, even if you did move the property to the LLC, you'd still want a solid umbrella.

In addition, if you are self-employed with no full-time employees you may wish to consider opening a Solo 401k instead of a self-directed IRA as it has several advantages over an IRA LLC such as much higher contribution limits, direct checkbook control (i.e. no need to have the account at a speciality trust company), ability to take a 401k loan, exclusion from unrelated debt finance income tax with respect to investment in real estate acquired with non-recourse financing, etc.In addition, please note if you purchase debt-financed real estate with your IRA, unrelated debt finance income tax should apply to the income attributable to debt-financed real estate held by yourIRA.

@Sacha LaCoss most contractors prefer getting paid by the job, but we've structured our on demand maintenance service for landlords to be exclusively hourly rates because we feel it adds more transparency and leads to better outcomes.