@Adam Stiles,  as @Bryce Stewart said - no tax if you sell while you still qualify for the sec 121 primary residence exclusion. 

I dislike it, but if that's part of the decision for not accepting the applicants: - - that's discrimination - - Get all adults to sign the lease.

I have worked as a full-time, hourly paid employee for all of my adult life (I am 35 years old) and most of my teenage years.

I am a 62 year old part time teacher in an adult school and if I don't make changes now, I'll be working a horrendous schedule until I'm 75. 

There are no systems, no supports, just BOOM...you're an adult with no family, no assets, no help, and you're now completely on your own. 

I am a real estate agent so all that I am asking for is an exclusive right to sell the community and buy the land.  

I have 3 adult non family members wanting to rent a home from me.

Open perils policies insure against all perils, with the exception of a few exclusions specifically listed in the policy.Common DP1 Named PerilsAs referenced above, the DP1 policy only covers the perils listed in the policy.

If you are serious and can prove you are a good buyer to an agent they will show you houses without any exclusive agreements.

I'm not a real estate expert, but I have lived in Tacoma for my adult life.