So far my sources have been via the MLS - but I run into issues with realtors who want me to sign exclusive buyer broker agreements, and want to verify my financial qualifications.  

IRC 121 Exclusion will help you out if it was your primary residence.

@Jessica Zolotorofe I think in New Jersey it's common practice to use an attorney for escrow, but in Ohio it's almost exclusively a title company for real estate transactions.

The interested party would not sign an exclusive representation agreement with me.

I exclusively use RentOMeter.com    It's shows an average and median price for apartments in the immediate vicinity.

Each person who owns the property can claim the Section 121 capital gains exclusion of $250k ($500k if married filing joint) as long as the property is that person's primary residence for the previous 2 out of 5 years.

I don't see option 1 and option 2 as mutually exclusive.

I currently only work on fix/flips exclusively and stay out of being a landlord.

You are looking for a combination of two things.The first is called Active Financing Exclusion combined with Inversion.Combine the two with Defference, and you will be able to indefinitely kick the can down the road.

Another thing to think about is if you are going to live there and the the home is worth significantly less than the irs home exclusion sale limits (500k MFJ) then the non-stepped up basis is less of a worry.