Broker is going to almost exclusively push 7a.

If memory serves they then made it official in 1981 and are now exclusively called HUD MANUFACTURED HOMES; At least in California.  

The other delivers newspapers in the morning, and doesn't pay enough to cover the rent.

Unless you're going to pay greater than market value or are in a seriously depressed area, there's really no incentive for the lender to give you exclusive dibs on a house.

I believe they're a PM company and a long-time provider that's exclusive to Norada in that market.

I believe they're a PM company and a long-time provider that's exclusive to Norada in that market.

You'll have to recapture some depreciation from the time used as a rental, but it might be worth taking the exclusion from the taxes rather than deferring the taxes and carrying forward a reduced basis (as you would in a 1031).  

However, if the Agency Law is revised, that buyer’s broker will instantly become the exclusive agent of the seller as soon as broker shows the buyer a property that broker has listed—unless broker also has a written agency agreement with the buyer."

You would qualify for the 121 Exclusion of $250,000 in tax-free gain if you have lived in the property for at least a total of 24 months out of the last 60 months.  

Also is there a special link or page for the Exclusive Pro Area.