PPR deals in both 1sts and 2nds and almost exclusively institutional paper. 

That sounds like wrong advice that you got from your CPA.Section 121 exclusion applies differently if the house is a SFH and you are renting out the rooms vs a multi-family home and renting out units.Get a second opinion. 

Licensed Property managers operate via an exclusive property management agreement contract as an independent contractor.

Your parents then gift you the maximum gift tax exclusion each year as a percentage of the property. 

I left the meeting feeling good the only thing is he wants me to sign a exclusivity agreement.

1) You can connect with others similar to LinkedIn; however, it's a little more exclusive in terms of who accepts who.

What are your thoughts on a realtor putting in an exclusivity clause in a contract?

Pay attention to the specific terms, conditions, and exclusions related to property damage, liability, and theft.

I own 3 STRs and work as a Loan Originator exclusively with investors for conventional and non-conventional loans.

I’ve been looking exclusively on redfin for properties for now, once I actually move to BC, I’ll be working to become a real estate agent, hopefully giving me an edge in looking for properties plus the needed experience in the field.