There are often many exclusions and I have persoanblly seen on several occasions properties that have had liens show up after the title policy was purchased and after the property was closed on.

From a Seller's perspective, you the buyer are offering $X to have an exclusive right to complete a purchase of the Seller's property.

I would also comment that "screenings" (and the policies regarding screenings) are meant to be exclusive.

The area I'm working is almost exclusively mid-century homes from circa 1950, so they're going to have lead.

In J Scotts blog he includes closing cost and repair cost when determining Cap Rate, this is confusing me a bit.Cap Rate = NOI / Property PriceJ Scotts Blog Introduction to Real Estate Investment Analysis His example under Cap Rate looks like this:Here is the cap rate for our example property:Cap Rate = NOI / Property Price= $37,169 / $418,000= 8.89%If you look at the blog he breaks down the 418k at the top in the Cost Assumption table: I am trying hard to learn and remember these financial terms but depending on where I read I find discrepancies and it makes me crazy.As we all know the inclusion or exclusion of different factors can change the numbers and make a good deal look bad or bad deal look good.I'm just trying to get this stuff straight so I can create my spreadsheet and know its providing accurate data.

I believe the law reads that the five years and two years still apply, but you have to pay capital gains on the period you rented out the house for example if you rented it 40% of the time then your exclusion would be reduced by 40%. .

The wholeseller told me he cant grant me exclusivity.

In addition there is an exclusion on capital gains of I believe $250K if you have lived there 2 out of the last 5 years.

I work exclusively with realtors and have done very well :) I have gotten quiet a few deals because I used my realtor.

-exclusive agency listing?