We are looking to do this versus a home office deduction, which we probably wouldn’t qualify for anyway (would fail the exclusive clause).I’m sure this question has been covered before in the forums, but I can’t seem to locate a specific thread on this topic.

Many of my clients receive exclusive off market listings from me directly. 

Please let me know if you continue to have restrictions accessing Pro Exclusive Tools and Services and I'd be happy to assist. 

The first statement "he sold it with no capital gains" is a bit worrying, do you mean he used section 121 exclusion for the capital gains he incurred selling a primary residence? 

I'm focusing almost exclusively on cash flow so I'm looking into multi-fam and house hacking, but hope to eventually get into apartment syndication in the long term.

Take advantage of the capital gains exclusion laws. 

Once we start talking about bigger pieces of land that that woulud appear to developers (i.e. homebuilders or developers who do self storage, medical office, industrial, retail/commercial) then I usually can market to them without necessarily having to put on the market, because I know who the players are in SoCal, and that helps especially when seller doesn't want to do an exclusive listing, but will let you bring offers off market.But in general, for random pieces of land that aren't necessarily for the big developers/builders, you certainly need to put it on the market. 

I have been an exclusive investor agent for the last decade, usually representing landlords preferably. 

It’s going to go away from a commission based model (which to me never really made sense but not complaining about it). 25 years ago when there really wasn’t online listings and you would check the newspaper or call agents for listings times have changed and commissions made sense.

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