I've thought about this before but it being exclusively vacation rentals in a desired area. 

Your cost is exclusive to the cash (only) you put into the deal.Appreciations role is to grow equity and move, with "move" being the most important role of the appreciated equity. 

To Answer to Your Question: The FCC ruled against exclusivity contracts, so this is not that.

But, if the seller was single and only $250k exclusion, the rest is taxed at 15% nominally.this would open up your pool to whom to wholesale...

@Taha TekreetiAnd just consider if you will ever use the sec121 exclusion to get the 250k to $500k exclusion to capital gains, if you lived there 2 out of the 5 past years when you sell. 

If cities really wanted to make housing more affordable, they'd override the very stubborn owner-occupants of Single-family homes, and change the reality that 75% of land in most American cities is zoned for single-family exclusively.

This is happening all over the midwest, not exclusive to Ohio. lol

Payments that you make normally fall into one of 3 buckets100% of the payment can be factored in somewhere on the returnPartial payment can be factored somewhere on the return0% of the payment can be factored in somewhere on the returnHouse-hacking also has considerable tax implications in the event that you want to sell this property.You can potentially defer a portion or all of the gain on the investment property with 1031 exclusion.You can potentially exclude a portion or all of the gain on the personal residence with section 121 exclusion.

Down payment and closing costs considered, I am looking to deploy $40k - $50k maximum as an initial investment.The potential exit strategies I see are:1) 1-5 year exit: after living in the property for 2 of 5 years, sell to capitalize on capital gains tax exclusion on up to $250k. 

You might get increased views and a nice listing page but the requirements to join plus have changed where they may only allow you to list exclusively with Airbnb and there is a higher % fee you pay to Airbnb (I think like 8% if I remember).