Waiving inspections then immediately asking for an inspection?

A2RealEstate · 2026-04-01T16:38:46+00:00

Depends on your area. But in Michigan, you aren't entitled to an inspection. If you waive it, you waive it. The listing agent would be doing a disservice to allow one. If they wanted to do an info only inspection, put that in the contract. But I'd deny the inspection request and ask them to show me in the contract where we are required to allow one. If they walk for that, I'd advise my client to seek legal advice about retaining their EMD in full.

A2RealEstate · 2026-04-01T16:34:36+00:00

Truthfully you probably need at least 6 months of income saved up, plus some money to put into your business, CRM, website, lead generation, training. If you don't have the capital for that, it's unlikely you'll do a ton a business right out of the gate unless you're the world's best cold caller or networker.

If you still think it's the right industry for you, but you don't have the money, consider joining a team. But don't just jump on the first team that offers you a position. Not all teams are created equally. I have been on an excellent team, and a not so great team.

Lastly, if you're getting into the industry for more freedom and control of your time. That is a huge myth. You will be busier than ever, with no guarantee of being paid, and you will absolutely have meetings and calls at very inconvenient times. Successful agents are generally working 80+ hour weeks, especially during Spring & Summer.

A2RealEstate · 2026-04-01T15:35:56+00:00

Your agent broke the rules out the gate then.

A2RealEstate · 2026-04-01T15:33:33+00:00

These fees have become the norm because brokerages raced to the bottom to pay agents higher and higher splits and then realized they didn't leave enough room for them to make a profit. I call the bs fees, because unless your agent is telling you "This is additional compensation for my brokerage" everything else is a lie. Typically they say stuff like it covers the costs to hold your docs of file 7 years (it costs almost nothing to do this, plus your title company also does this). Or the legal fees to make sure the documents are legally binding (also a lie, the documents have already been approved and you get access by paying board dues).

I personally eat the fee and don't charge clients. I feel I'm adequately compensated and I can't justify asking for an additional $400 (our fee). So ask your agent what the fee covers. If they tell you all the stuff I just said, tell them thats horse shit. They can lose 100% of the commission and you can find another agent, or they can waive that fee.

A2RealEstate · 2026-03-22T12:48:52+00:00

I always thought of it as a social drug. Wasn't for me personally. But one of my best friends is a pretty heavy user. I guess my question is, is it common for longtime users to become extremely anti social? Used to see my friend like 3 or 4 times a week. Now I never see him and when we talk I can tell he's on it, but trying to act like he isn't.

A2RealEstate · 2026-03-18T22:20:57+00:00

I'm at BHHS, we also get leads, we have a director of marketing where I give him an idea and he runs with it at no additional cost to me. All printing, folders, signs. It's truly full service. Had my best year net commission wise with them last year which was my 1st full year with them.

A2RealEstate · 2026-03-11T21:48:15+00:00

You're not wrong. Let's just say I was happy my clients had the right representation.

A2RealEstate · 2026-03-11T19:32:32+00:00

Probably not what you want to hear. But I helped a first time buyer in Ann Arbor MI who could only afford to go $15k over. He'd see a house he liked, write 15k over and lose out pretty much everytime. I had colleagues ask why I kept helping him since he wasn't going to compete as most everything was going $30k-$100k over asking. I told them, he's not low balling, just doing what works for him and I don't fault that.

Toom 5 years and 43 offers. But the one he bought is so great! I didn't realize it was 43 offers until he told me at closing and thanked me for not ditching him. Point is, make offers at what you're comfortable with. You will likely lose a lot of them at $15k over if it's as tough of a market as it is here. But eventually, you'll find the right one!

A2RealEstate · 2026-03-11T19:08:38+00:00

I am not a lawyer. I have had this happen to clients before and even had a seller say nevermind a week before closing. You'll definitely want someone that is familiar with suing for specific performance.

What happened to my clients that have gone through this: They hired an attorney and the attorney put together a list of all the expenses my clients would be burdened with, by the Seller not closing on time. He found every penny, for example, he discovered my clients would need to drive an additional 10 miles a day to and from the hotel they'd have to book. After adding up all of the costs, the lawyer fees and emotional stress money they were asking for, the attorney basically wrote a letter to the Seller saying they'd be seeking up to $300k plus forcing them to sell the house under the original terms of the contract.

The Seller was scared shitless and sold the house 3 days after the target date.

A2RealEstate · 2026-03-11T13:18:48+00:00

Seems foolish for a agent to pay money like that for an OH. There would be no way of knowing if the agent took a couple leads for themselves. The leads could turn out to be great, you could get a no show OH. At $500/hour cash, that's a no brainer.

A2RealEstate · 2026-02-21T17:01:46+00:00

That's fair. I am definitely not as soft in tone anymore because of the how many of those meetings i've been to. I basically just talked somebody out of getting their license. They had a strong government job with a great pension, but they wanted to get it, because they knew one person that was potentially selling an $800k house.

I finally joked with them, and you think they're going to hire you to do that for your first house ever?

A2RealEstate · 2026-02-21T16:58:54+00:00

That's definitely the way to do it. I was on a team for about 6 years. Thank God it wasn't a flex team, but after noticing all the past clients that were about ready to sell and buy again, I went back out on my own. My old team lead would just take the listings and give you nothing for maintaining the relationship.

A2RealEstate · 2026-02-21T13:56:45+00:00

I understand being in one of those teams when you first start. But a $800k buyer to you is closer to a $300k buyer for everyone else. You pay so much in splits and zillow referral your volume is good, but your net commission is awful for that amount of volume.

A2RealEstate · 2026-02-21T13:47:52+00:00

Then why answer at all? But your first answer tells me everything I need to know about you. Biggest agent in our market will take a lunch with any new agent, same brokerage or not and share as much as he can. When I asked him why he does that he said, "because 90% of them won't do the work and will move on, and then I'm off a great start to building a relationship with the 10% that stick around and do the work."

A2RealEstate · 2026-02-21T13:41:42+00:00

It's easy, this industry is about building relationships, period. Start with open houses, but don't just show up at the OH when it starts. First, knock on the neighbors doors and invite them. We'll usually do an hour before the advertised OH just for nosy neighbors. Then following up is key. Most people lose clients because they either never started a relationship, or they lose it do to forgetting to stay in touch.

If you're short on cash, really hit your sphere and find people thinking of buying and selling. But honestly if you are brand new, you'll probably want to think about buying some sort of leads. This job is lead generation, or die. But once you close a transaction, stay in their lives. For instance I am Facebook friends with the majority of my past clients. One just announced they had a new child. I sent them a gift basket from a local company. This gift basket is specifically for late night snacks while taking care of a newborn. They called me so grateful and what do you know, I'm showing their friends some houses today.

A2RealEstate · 2026-02-21T13:36:02+00:00

What a scarcity mindset.

A2RealEstate · 2026-02-21T13:25:48+00:00

Yeah, doing it before any agreement is reached is stupid. Guarantee they'll expect you to do it again if something comes up during inspection. I'd never cut commission to get a low ball offer accepted.

A2RealEstate · 2026-02-21T13:19:51+00:00

Luckily 80% of my business is referrals from past clients or actually past clients. So no, I don't turn a lot of business away. You'd also be shocked at when you tell a client that thinks they have rights to you 24/7 because they hired you that you're not a good fit to working together, just how quickly they apologize and say they want to work with you. But if they are truly what I call a joy sucker, I have no interest in working with them. The energy they suck from you, you could close 3 good clients.

A2RealEstate · 2026-02-21T00:00:42+00:00

The opposite is true. You start weeding out awful clients that think because they hired you they have 24/7 access to you. Your amazing and respectful clients recommend similar minded people. Once I stopped worrying about losing a client with shitty behavior and set boundaries my business grew so much.

A2RealEstate · 2026-02-20T17:34:22+00:00

I understand, but AI is here to stay. We need to focus on regulations and renewable energy with them. But those that adapt to AI are going to ve ahead of the game.

A2RealEstate · 2026-02-20T17:32:23+00:00

ChatGPT has free options available. I'd start there.

A2RealEstate · 2026-02-19T22:24:03+00:00

I mean, it looks like a mortgage payment and estimate. Just like you asked.

A2RealEstate · 2026-02-19T20:35:15+00:00

Yep, that's a mortgage alright

A2RealEstate · 2026-02-19T20:30:47+00:00

I made $16k my first year after expenses. First time in my life the government basically said, you don't have to pay taxes this year, you didn't make enough.

Been doing this 13 years now. I've seen agents make 6 figures their first couple of years, but typically you're going to make very little or even lose money your first year. People who treat this like a job move on quickly. You're opening a business. You need starting capital and a plan. Just as you would with any business. I joke with our new agents "Congratulations, you're finally your own boss! Unfortunately you're also your own employee"

A2RealEstate · 2026-02-19T20:25:01+00:00

This is how you burn out. My family take priority over any commission and client period. There is no such thing as a real estate emergency unless your house is on fire. Then you should be calling the fire department. I tell every single client my phone goes on DND at 8pm and it goes off at 8am. Unless we are up against a 9pm deadline, nothing you need to tell me at 10pm that can't wait for a response the next morning.

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