I also include furniture for the common areas such as a couple of basic sofas, a wall mounted television, dining table and chairs and other odds and ends.

Good morning @Aryka Ortego,I don't see too many partnerships like this in the residential investment space (4 units or less) but it may be more common in the commercial space.

Is it common?

This is very common in the business and while it might be foreign to some buyers, to many others it will be right up their alley.  

@Brian Neyhart yes, this is a common method to use....if you have the equity to do it.  

.- Is it common for brokers to require exclusive buyer agreements (ie you promise to only work with them in the particular market) or do you go exclusive after a specific property is identified?

One common solution investors use to solve that problem is investing alongside an experienced partner who does have local knowledge and can help guide them through the process.The right team should include at least one of each:A qualified real estate agent - someone who knows the property market inside out and has connections with brokers, lenders and similar entities.

The LLC can do and take title as a tenant in common to enough of the new property to satisfy the exchange requirements. 

When issues like this arise, you need to get super hands on and take matters in to your own hands to hold all parties accountable, or find new accountable parties. 

Second, this feeling is common, but definitely not insurmountable.I appreciate everybody's personal accounts.