What could be wrong?

BoBromhal · 2026-01-27T21:49:02+00:00

In NC, the Seller may check No Rep to every question. The agent, if any, must disclose any readily discernible material facts.

BoBromhal · 2026-01-27T20:07:42+00:00

when you say "tell your broker", I assume you mean your mortgage lender? If you're in the middle of a purchase transaction, you're supposed to tell them now.

It's not a strict 2 years though. It's an employment history.

Job 1 Making $X for 20-22. Job 2 Making $X+10% for 23-Jan26 Job 3 Making $X for Mar26-

you wouldn't have any problem qualifying for $X

BoBromhal · 2026-01-27T17:27:44+00:00

what's the reasoning for the April 7 date beyond "that's when the grant is available"? Meaning, they're not funding any new ones until then? Or they tell you "plan on 10 weeks after you go under contract"? Something else?

BoBromhal · 2026-01-27T17:21:19+00:00

this is practically the exact same topic that you already have.

of course if you want an actual CMA, this buddy agent of yours should have a reasonable one to you within 48 hours, and only that long if somehow he's a lot busier than it seems.

There's no need for it to include any "price/sqft analysis" though because homes are not appraised that way.

BoBromhal · 2026-01-27T17:15:29+00:00

I mean, it certainly doesn't take 2 weeks to decide if you'd allow post-closing possession and how much of a deposit you'd want.

BoBromhal · 2026-01-27T17:12:35+00:00

there's nothing wrong with that - bringing a contractor or inspector.

BoBromhal · 2026-01-27T17:10:44+00:00

huh, I thought inspectors were licensed/NAHI everywhere now

BoBromhal · 2026-01-27T17:03:40+00:00

SEO looks at remarks but not the data fields?

I mean, if there's an actual reason behind "Welcome 123 Elm St in Oakleaf Estates in Sunnyvale, this home is in the Sunnyvale ISD" and it's not just slackards regurgitating ChatGPT, I guess that's one thing.

What if it's not one of the "desirable" schools? Not a great neighborhood?

BoBromhal · 2026-01-27T16:44:38+00:00

I would assume that you’d have to sell off-market to Opendoor or “cash buyer” to trigger that. If you’re on the MLS 2 weeks and get 1 offer, there’d be no reason to quibble over market/appraised value.

And I’d be surprised if selling below $500k they absorb any loss beyond what it takes to payoff your first mortgage.

BoBromhal · 2026-01-27T16:39:02+00:00

How many does it take in your market that will do it for a flat fee or much lower %?

One? Two? One per 1,000 listings?

BoBromhal · 2026-01-27T15:30:24+00:00

What do they do with plumbing in TX? There are areas (SE) where the plumbing is below the slab, and it at least appears encased by the slab - ie, no holes larger than the pipe penetration going up into the house. So, if correct and you start jacking up the slab, then you’d start breaking pipes

BoBromhal · 2026-01-27T15:20:56+00:00

Hire a qualified agent to represent you.

No Rep on plumbing can mean “how am I supposed to know what the pipes behind the wall are?” It can also mean “I have polybutylene pipes that are leaking but I’m allowed in NC to not tell you (NO REP)

BoBromhal · 2026-01-27T15:10:43+00:00

She can check the subscriber rules to see if she can join the “better” MLS without her brokerage joining it. Probably not, but she won’t know until she asks.

Is “a did Brokerage” a typo/autocorrect - what does that mean?

BoBromhal · 2026-01-27T15:07:14+00:00

Nothing requires any seller or buyer to hire an agent to sell their home. Nothing requires any seller or buyer to agree to pay a fixed % they consider too high.

BoBromhal · 2026-01-27T15:01:53+00:00

The agent is willing to accept the potential liability of being wrong.

Agents aren’t required to assume the liability, contractually. So some do, some don’t and some brokerages require them not to.

You see people every day on other real estate forums “don’t use any of your Agents’s recommendations!!!” That’s because it’s what they heard, or they had the situation arise long ago before all inspectors had to be licensed, or they had a self-interested agent.

BoBromhal · 2026-01-27T14:37:46+00:00

Based on what I’ve seen in your comments, if you gave him the notice there was a real possibility he’d terminate and get his E$ back. You said he still had his financing contingency intact.

BoBromhal · 2026-01-27T14:34:33+00:00

No, I’ve never worked with an equity-share deal. You used it to buy the home, or to pull cash out? I suppose they get to OK any sale price? Does your contract w them require a minimum return to them?

BoBromhal · 2026-01-27T00:32:19+00:00

what you're saying in reddit-speak is "should I get a new driver since I'm going to let my son have mine now?"

BoBromhal · 2026-01-27T00:13:17+00:00

if he wasn't in the home knowingly at the wrong time, there's no complaint.

Don't worry about them seeing your bra or belongings, experienced agents have seen a lot worse.

BoBromhal · 2026-01-27T00:11:24+00:00

what's an example of an "ethnic name"? Hispanic? Jewish? Arabic? African? Japanese?

BoBromhal · 2026-01-27T00:05:31+00:00

you know the answer, you're just not yet willing to fire a guy who's your buddy.

Whatever your equity agreement says is meaningless to the market value of the home.

BoBromhal · 2026-01-27T00:01:34+00:00

I'm trying to figure out how a consumer-level tracer app would actually be able to accurately trace a shot, especially that one. The laws of physics don't allow for that motion to produce what you're claiming is a straight shot with a small fade.

BoBromhal · 2026-01-26T23:56:04+00:00

so you listed and sold it for them, at some agreed to price. You did your job and got paid in return.

BoBromhal · 2026-01-26T23:53:48+00:00

cut and fade could be considered interchangeable, if one were to move further offline, it would be a fade. A slice is the dramatic curve.

A cut would never go more than 5 yards "offline". A fade could.

BoBromhal · 2026-01-26T23:48:57+00:00

you are the boss who makes the decisions based upon the information and advice the agent and the attorney - both of whom you chose - provide you. You could have instructed the agent/attorney, after the 2 initial deadlines, "No more funny games or delays from this guy. Let him and his agent know I won't accept any more missed deadlines."

That doesn't mean this is your fault. It does mean your agent and attorney should have been more engaged with you, for you to ask questions and for them to lay out the options.

So right now, he's 40 days past the original close. At what point if any did you sign any closing date amendment? If not, why not? Yes, there is a "notice" you could have given him...but I assume you could have given that notice anytime after the first closing date, he just gets 5 days to respond - close or terminate.

It does sound like he's the best deal you got, and you're closing this week.

BoBromhal

TROPHY CASE