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.

For me, that is defined as $120,000 annual passive income by 2025 (age 40).I will be investing exclusively in Multi-Family APTs, and have been studying REI for a while.With a 6 figure nest egg, I can either purchase a ~$500,000 garden apt NOW in a mediocre market, or wait roughly 12 months and purchase a 7 figure APT in a what I would consider to be a better market.Waiting would allow me to take more of an advantage of the economies of scale, but I would be sacrificing a year of quality %returns.

That's if you don't pay for desk space, if you spend 0 on advertisement, if you walk to the office or exclusively stay home..

That agreement usually gives exclusive rights for Realtors to list your property but since you dont plan on selling the property anymore through the seller, you can simply terminate your agreement with the Realtor.

She would not have exclusive rights to sell the property, and the property is listed on MLS for a flat fee through our wholesaler's realtor.

I agree with them to get you to sign a contract stating they are your exclusive agent to bring them deals.

And it isn't worth the bother or the expense in your case because your projected capital gains will be less than the Section 121 exclusion.

The owners do a fair amount of volume but are looking for someone that can focus exclusively on finding potential gut and flip properties in an organized way.