He would then obtain a limited non exclusive listing agreement for a short period of time.  

@Mary Jay @William Whitley I dont believe that you can use the exclusion because it is passed the time period.

If you sell before March of 26 and the gain is more than the tax-free limits, you can also do a 1031 exchangeSome tax-free + the rest tax-deferred - I wouldn't be mad at that!!!

I require a notice period of 30 or 60 days plus a cancellation fee.

The real wealth in real estate comes from owning the underlying asset over a long period of time, having your guests pay down your mortgage, and watching the property appreciate while you cash flow along the way!

Origination costs usually can't be rolled into the loan on PM/HM funded deals so you'd be on the hook for closing costs and as Nicola mentioned holding period costs. 

The IRS taxes the portion of gain equal to your depreciation at up to 25% (federal), and the rest at capital-gains rates.

Honestly, Figure is a very convenient option for people who need funds in 96 hours or less, but there are quite a few HELOC options that are 1-2% lower rate with 5-10 year draw periods out there. 

This is allowing us to only target 10,000 sellers over a 30-day period in order to get 2 - 5 deals consistently.Instead of targeting entire cities, I am targeting specific low density areas with high cash buyer activity.

We no longer renew tenants that are late more than one time in a twelve month period.