For purposes of Financial Code Sections 22340 and 22600, when selling loans secured by real property to institutional investors, the applicant agrees that the source of funds will be exclusive of any funding advances from an institutional investor committed to purchasing the note.

It stays good pretty much through fall, and then no one wants to move over the holidays or in the winter, so fall slows after September/October.

Is your relationship with them exclusive?

They could sneak an exclusion in.

You can have your seller sign an exclusion to the MLS and market the property on your own to double end the deal.

If he will give you an exclusive option, then great.

Its hard to believe, especially for me, but its no longer exclusive to unsanitary people.

If she doesn't she is costing you and everyone else.As long as you do your end correctly nothing to worry about.I wouldn't be too worried about tax implications for her as it will not be subject to tax under section 121 (home sale exclusion).

Do you think I might find a better deal around the holidays/when kids go back to school?

Larger office towers owned by institutional investors are usually a little different than the mom & pop garden-style office buildings, but here are some basics:Negotiate vendor contracts / oversee vendor operations (security, maintenance, janitorial, parking, landscaping, etc)Oversee TA's/TI'sTenant interaction (usually complaints, not usually compliments)Report to ownershipWork with accounting on monthly financials and rent collectionsWork with legal on delinquencies, evictions, disagreements with tenants on lease obligationsLeasing and renewals - sometimes done by a professional leasing agent, sometimes done by the property managerOccasional/unusual stuff like hosting tenant events, putting up holiday decorations, fire drills, construction defect lawsuits, vandalism, homeless people sleeping on the property, etc ...