Thank you,TonyHi Tony, You qualify for the 121 Exclusion (Section 121 of the Internal Revenue Code) since you have owned and lived in your current house as your primary residence for at least 24 months out of the last 60 months (2 out of the last 5 years). 

Technically, you aren't bound to an agent, unless you've signed an agreement with them to exclusively represent you in the purchase of a property.

Now, if I'm the listing agent and you call me, I'll find out whether or not you've signed an exclusive buyers agent agreement.

Just a civil suit by the lien holder who has an exclusive right to foreclose on his/her lien and take possession of the property upon 'Final Judgment'.Thanks much for the input.

The amount of capital you have, the desired 'reasonable' yield you desire, the investment horizon, the geographic concentrations or exclusions along with other risk hot buttons for the investor usually scope out what to look for and to a certain extent where to find it.

They must actually live there for the 2 years or qualify under one of the exclusions to utilize the Section 121 exclusion(Home sale).

Geographic concentrations and exclusions impact can be limited, since faster process states will have higher purchase prices for the asset and vice versa.

Make friends with a multifamily broker; we work exclusively with off market deals which sounds like something that you need right now!

Also they had been previously evicted,something our PM didn't tell us.What I find totally ironic (from some research)....is they seem to have an expensive cottage, have aboat, and could (I'm assuming) afford an expensivewedding at an exclusive club for their daughterjust months before moving out.So, we are trying to recover as much as we can.

I don't know if this is exclusive to US Bank, but connecting with the banker has paid off many times over.