,I am a Realtor in Las Vegas who almost exclusively deals with remote investors so I probably have a biased perspective.

Then you should sit down with them and talk about what you expect from each other-if there is a match move forward.On the listing side, most agents use "exclusive listing agreements" but some will waive commission if you find a buyer.

So you may need to try for more like 80-85% so you'll still realize some profits, just not what a true flip would be but again since it would be your primary you'll get the 121 exclusion and won't have to pay taxes on the gain so that makes up for it.

HUD listings are great for you because they are often exclusively available to you as an owner/occupied for a certain period to bid on before investors can take a crack at them.

I was thinking of something similar for veterans, I know the VA will guarantee a loan, and offer discounts on properties that will be leasing exclusively to veterans. 

I am also a realtor as well and work pretty much exclusively with investors. 

The catch was that he wanted all of the leads to go through him (prospective buyers still went to my phone first and exclusively).Looks like the only thing I've found was this:http://www.agenttext.com/I would have thought after 3 years of me first seeing this there would now be companies out there that offer these as widgets on one's website.

I think you are mixing up strategies in your head a bit.After you own a property for 1 year (primary residence or not) any profits are taxed at a long-term capital gain rate.There is a special law, if you occupy a property as your primary residence for 2 of the last 5 years, any gains up to $250,000 ($500,000 if married) are tax free.So if your plan was to buy a property every year, the primary residence exclusion wouldn't apply.

Does anyone have access to a Non Exclusive Option Agreement that can be used in NJ?

The website is exclusive to that property and has my phone number there, so its super easy to find on a smart phone.