Where I am, anyone doing any real volume when it comes to buying and selling rehabs (3-5+ per month) is buying at the courthouse steps, pretty much exclusively.

Having buyer put up non-refundable money will show their strength on financing contingency.If the buyer balks then seller inserts the "right to continued marketing clause".Buyer will complain they want exclusive because off due diligence costs invested.The bottom line is first I want to see the sellers numbers are true and real.

I've rented to Yale grad students and faculty, and now almost exclusively market to those affiliated with Yale. 

It is viewed as a quick process.What you're talking about is application of the primary residence exclusion of sec 121 IRS code.  

In fact, I like to up their commission when I sign an exclusive representative contract with one because then you know they are working extra hard for you.Also, you never mentioned an inspection on the FSBO.

Usually they deal exclusively with people they trust and know will close deals so you have to work your way in.

You are exclusively dealing with the property-owner unless the amount you want to pay is less than the amount of outstanding debt.

Any reputable exterminator would be able to elimate the rats, find the access point(s) and either do the exclusion work or offer suggestions as to what you'd need to do to keep them out.I wouldn't DIY the extermination.

Mom is an septuagenarian and not up for doing this exclusively over the Internet.I wish I could say she could talk to her property manager... but she continues to do all of it herself.I apologize in advance, you may see this query posted in a few forums.

I currently am a Sherwin Williams sales rep that deals in the multi family industry exclusively, so I have a lot of contractor contacts as well as rental knowledge from the past 6 years.