If your agent isn't providing comps, they are missing out on an important way to add value.An agent in Florida can absolutely ask for a non-refundable fee... it's in the FAR approved Exclusive Buyer Brokerage Agreement.Agents should be choosy about what investors they work with.

Buy this one after the first one above.From FNMA, "Second Home Requirements"...must be occupied by the borrower for some portion of the yearis restricted to one-unit dwellingsmust be suitable for year-round occupancythe borrower must have exclusive control over the propertymust not be rental property or a timeshare arrangement 1cannot be subject to any agreements that give a management firm control over the occupancy of the property1 If the lender identifies rental income from the property, the loan is eligible for delivery as a second home as long as the income is not used for qualifying purposes, and all other requirements for second homes are met (including the occupancy requirement above).See that little footnote there, the "1"?

As long as you did not sign an exclusive agreement, you're free to seek another agent.

I didn't know who to ask and I didn't want to lock myself into a long-term exclusive agreement.  

Most likely an exclusive agreement, so even if the seller finds their own buyer, the agent will still get paid their negotiated fee.

There are two tests for the home office deduction that must be met.1) Regular and exclusive use (by the business) 2) It must be your principal place of business.These two tests have a whole host of other considerations involved as well.

Just a few thoughts I would like to share that I hope will help. 1) Make sure you have adequate operating reserves or lines of credit for any multifamily or commercial acquisition, so that you don't run into a cash crunch. 2) Start working with commercial lenders now to work on preparing your loan application & personal financial package. 3) Also, I would start looking for possible acquisitions now & secure them with an option to potentially reduce the stress of your 1031 exchange. 45 days goes by really fast. 4) If it's not too late , perhaps you can structure the sale of your current property to optimize tax liability ( I remember reading your post about combining a section 121 exclusion with 1031) and create more flexibility of time as well.5) Through the years I have interviewed several veteran multi-millionaire investors who are extremely successful & knowledgeable.

I guess my question is, there is that exclusive agent contract right?

Same with insurance policies, read the exclusions, if you act outside the law, knowingly or unknowingly, they will not protect you.

Allow yourself the time to narrow down neighborhoods and streets, if an agent is pressuring you to sign things or make quick decisions that you're not comfortable with, find someone else to work with (so never sign anything exclusive!).