To qualify for the exclusion the property needs to be his primary residence for 2 of the last 5 years.

We were asked if we would be comfortable with an EXCLUSIVITY AGREEMENT.

-option/deposit money can become non-refundable after a certain period has passed in the P&S agreement, I would double check to terms of your P&S.Do you have a signed exclusive buyer rep agreement? 

What this means is that it needs to not be exclusively, or some would say, in any way, in the landlord's name. 

There are two tax disadvantages to an LLC real estate holding company: owners still pay self-employment taxes, and if the property had ever been a personal residence, the IRS capital gain exclusion is forfeited.

As far as renting to seniors goes, is there a way to rent to them exclusively, either SFH or multi-family?

The seller has entrusted the agent to sell these exclusively without listing them on the MLS.

@Jay Hinrichs - Risk was high in the sense that it was a grow operation that could potentially have been subject to a federal seizure (Controlled Substance Act) that was an exclusion on the lender's title policy that I took out on the loan.

However, by itself it isn't enough to distinguish one's self from the masses of other warm bodies, since there is nothing exclusive about a degree anymore.

I used to work in public accounting and for a year or so almost exclusively worked with real estate investors (mostly syndicators) on historic and low income tax credits.