Market to out of state owners (since they're more likely to be tired of their properties), market towards divorcees, administrators, executors, attorneys that handle estates, etc.I'd also ask Realtors and ask for properties that were on the market so long they were about to put the properties up for rent, things like that.Outside of the this target marketing, I'd always have the word out I was looking for properties whether it was through word of mouth, bandit signs, craigslist or newspaper ads, etc. 

My question is: will they only give their best if it's an exclusive agency?

Can anyone tell me what happens if a home has been renting out for just over 3 years in terms of the capital gains exclusion.

. + we have occupied the home for >2 years (after having previously rented it out), therefore it would qualify for capital gains exclusion. + the home requires some repairs.

since it isn't (an exclusively representative) a binding contract?

@Dustin Dummer, Yes, in order to take advantage of the sec 121 primary residence exclusion you must have lived in the property for 2 out of the 5 years preceeding sale.  

Because if no leads are coming in, no deals are getting done.i find it hard to believe that someone would have access to an exclusive list with zero competition for you...how can they guarantee that?

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.