I do not have buyers sign exclusives but I stay very busy with clients as I am established.

Even though you haven't lived there for 24 months within the past five years, you still qualify for 121 exclusion because of your service.

If that is not of concern DIY. 1 month rent as commission for a residential property is standard, exclusive agency is also standard for most agents especially if they are good at what they do.

Hi Craig,My vacation rentals are listed on Airbnb and VRBO/Homeaway exclusively.

Do you have an exclusive buyers agent agreement with your buyers?  

As a lender who lends exclusively on fix and flip properties throughout the country, I can attest to the value add of beautifying neighborhoods.

This is a J-O-B, but one that lets you participate in the upside of a hot market without putting much capital at risk and lets you learn and network in the process so that when the next correction comes you are already established in a great position to take full advantage.The two above are not mutually exclusive either, BTW.

You can likely fax them purchase/sale documents showing the exclusion and hopefully not have to amend your 2014 return. 

Their quote should include the amount of time to complete as well as any exclusions, i.e. material you are supplying.

The buyer's agreement stipulates that he will be my exclusive buyer's agent, and that upon purchase of a property, I owe him 3% of the total sale price (if the seller reneges on paying the fee).