@Sean S. umbrella's vary slightly by carrier, but the exclusions are somewhat universal across the industry. 

I subscribe to the business journals here in my area and also check a lot of the local newspapers to try and get a jump on stuff coming in the pipeline.

adds to our ever-growing suite of offerings that streamline the home selling and buying experience including Concierge.It bridges the gap in purchasing by covering the down paymentfunding escrowbringing a partial offer to a full-cash offerThey allow for up to six months of loan payments (including eligible closing costs) to be fronted by xxxx, an independent lender through an exclusive partnership with xxxx --> AKA: no out of pocket costs for a client for up to 6 months on any approved bridge loan.

The only way you can legally manage other owner's property without a license is to be hired exclusively by the owner of the property as an employee.The laws you seek to evade are in place to protect the public AND you and the owner from really stepping in it. 

I'm a new investor, and I've been doing the addicting legwork of analyzing and then physically seeing houses almost every weekend over the past month.I work in construction as my day job, I'm a Project Manager working exclusively in natural disaster rebuilding.

The Annual Gift Tax Exclusion.

@Dayne DelanoOne way to structure it is to sell your property in installment at top market value to a newly created Corp.You will then realize the full sale on your taxes but also get the section 121 exclusion.

Other methods are driving for dollars, door knocking, wholesalers, craigslist, Realtors, FSBO sites, expired listings, 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. 

So my recommendation would be to sell and take an amount of boot equal to what you qualify for with the primary residence exclusion. 

On both our product we offer a 50 year, 1 exclusion (an act of God) warranty held by the manufacturer.