Now that I am at the buy stage, I want to make sure I can engage someone ( likely the current agent) to represent me exclusively.  

If he's married he can use the $500K exclusion. 

The primary residence exclusion of sec 21 which has been in place since 1987 would allow him to take $500K of gain right now tax free but the remainder over that would be taxed.If he chooses to convert the house to a rental for up to three years he can still sell and use both the primary residence exclusion and shelter the remainder of the profit in a 1031.So it comes down to your interpretation of the market now-sell now and get $500K tax free and pay some tax.

Your parents together can gift you 30k a year under annual exclusion.  3 Instalment sale will have an interest component but if they loan you less than 100k and you dont any net investment income, there will be not imputed interest.

@Angel Pedroza it's an industry problem...and brokers wonder why the face of the industry is changing so rapidly...just wait until Amazon takes over...The problem is the exclusivity agreements...there is more to it, but the line of communication system is not good.

I am a bit reluctant to put the rent price on the yard sign as that seems to be more "exclusive" info for the neighborhood.

With marketing, you tend to get what you pay for - there are cheap sites that will sell you leads, but if they are not EXCLUSIVE, you'll find that you're competing with MANY other investors on those leads.

If Seller claims one-half (1/2) of the Earnest Money as liquidated damages, such sum shall be Seller’s sole and exclusive remedy for such default and no action for specific performance shall thereafter be available against Purchaser."

This can be due to a clogged vent or improper piping behind the walls AND can be exclusive to this bathroom even though it's attached to others.

Without exclusion, I thank all contributors to this thread.