They can only claim the §121 exclusion if the property is titled in their personal names or a disregarded single-member LLC, not an S-Corp or multi-member LLC.

No exclusivity.

Additionally, others are targeting the same lists, so finding an exclusive, highly motivated list is difficult.

This market is a very stable market with a very diverse range of industry's, with no more than one industry accounting for over 20% of jobs in the area.

So, yes, that would reduce the amount of property eligible for the $250K exclusion. 

If that ends up being the case,  you still have the opportunity also to do a 1031 exchange and defer any tax left over from the primary residence exclusion and reinvest it into another investment property.

The challenge is that the downstairs tenant currently has exclusive access to both the garage and backyard via their original lease agreement.As a family, we’d need a reliable parking space and a place for our dog to play.After reviewing public records, I saw that the lower unit was permitted in 2011.

Those two apps are the biggest players in the industry right now.I haven't kept up with Yardi so not sure how they are exactlyBut both of these can pretty much do custom reportsAppfolio offers custom report builder so you can pretty much build your own report to what you are looking for.For the fees, are you referring to like markup?

Black families attempting to buy in A or B neighborhoods faced near-total exclusion" how did this thread turn into a black ownership in America thread. 

Quote from @Ronald Ho: I found a multifamily owner that wants to sell his property off market but doesnt want to sign an exclusive listing with any agents.