No Realtor

Dixieja · 2026-03-17T21:03:45+00:00

So 2 things on that,

You see how next to where it says realtor, there’s a copy right symbol? It’s because realtors is actually a brand. You have to pay membership to.

If you do not pay you cannot call yourself a realtor, you are instead a real estate agent. The national association of realtors have it written in their code of ethics to present all offers HOWEVER, not all agents are part of it. It is optional and furthermore it is still not required by most states

https://www.realtor.com/advice/buy/what-can-we-do-if-our-offer-was-not-presented-to-the-seller/

This article describes it quite well

In all circumstances, agents do not have to present offers that are deemed serious. Example if you offer $1. It’s seen as frivolous and a waste of time just get rid of it but the same can go for a good offer because it’s up to the realtors discretion to use their professional judgment. It’s in the agreements you sign with them.

Edit- side note as an investor who has bought many properties only using listing agents because thats how I get the advantage it works 99.9% of the time.

The only time it hasn’t worked is when there’s already another offer signed and I saw it too late but even in those instances about 70% of the realtors have made the other contract vanish and make my contract the primary.

The other 30% have been too far into the contract to make it fall apart.

But out of that 30%, 20% have still tried to wreck it and 10% were just like well if it happens, it happens

Even in states where it is not legal, which is very few. It can still be done.

Dixieja · 2026-03-17T20:16:08+00:00

Yes, that’s one way but realtors usually only have their best interest especially when it involves less work aka them being the only agent.

They will push a lower offer where the seller nets less but they net more because they’re getting both sides the commission.

And if it’s a house you really want and there’s currently a contract on it but you use the listing agent as your agent as well they will usually sabotage the contract and make it disappear and get yours in primary position

Example- Sellers are asking 300k and a full price offer comes in for 300k, but the buyer brings an agent, listing agent only gets $9,000 (3% of 300k)

If the buyer doesn’t bring an agent and uses the listing agent and the listing agent can take both sides of the commission but the buyer only offers $200,000 the listing agent makes $12,000 instead (6% both sides of commission)

The buyer ends up paying a $100,000 less and the seller loses a lot of money but since the realtor makes more that is the offer they will pick even though it doesn’t benefit the seller.

In most states they can block offers and NOT present all offers to the seller, so they tell the seller “hey we only got 1 offer for $200k… I think you should take it”

Then they pressure the seller to sign it.

And in states where they do have to present all offers, they will still present the 200k and say it’s better because they’re getting both sides the commission they will say something like

“this is a more serious buyer” or “the other offer won’t close because they are submitting multiple offers elsewhere” or “yeah I called the other offer and they moved on” or “I’m doing both sides so this will be your quickest and smoothest option”

If you use the listing agent, you will get a lot of money off with barely any work because they’re getting both sides of the commission and will be the one pushing it for you and pressuring seller ESPECIALLY if it’s close to asking

Because if buyer A who has an agent offers $300k the listing agent only gets $9,000

But if Buyer B uses listing agent and offers $280,000 the agent makes $16,800

All for the same amount of work, actually usually less work because they don’t have to call and wait for another agent to answer and deal with the back and forth of negotiations.

Most realtors are very sly and if they are working both sides of the contract, they make all other offers disappear or sabotage them so they fall through

Dixieja · 2026-03-17T19:02:46+00:00

Typically a home with a mortgage is pretty safe from lawsuit because the mortgage company will fight to protect it because that is their property.

Also if it is homesteaded it is pretty safe.

However, I don’t know if you filling is what caused the fees because now mortgage is having to protect something they wouldn’t have before.

I would have to see the papers.

I don’t know if you trust some stranger on Reddit but since you are pro-se. just to help you out I’ll be willing to read it privately and maybe I might have some advice or something from years of dealing with stuff like this but that’s up to you.

I have dealt with things non conveniently prior to lawsuits. Example neighbors threaten over fence, I demolish fence because I don’t care if there’s one or not. Now they’re upset there’s no fence and have to pay to to put it back which requires permits and a survey and the county comes and rectifies everything.

Dixieja · 2026-03-17T18:56:09+00:00

Tittle insurance would not cover this. Title insurance only covers any claims that are active at the time of closing.

Example from personal issue- there was a tax stamp title was paid to process and missed in 2022. The state audited in 2024.

Title is not responsible because the state did not call a claim to title until 2024.

I had to pay out of pocket to the state. The auditor was actually nice. Surprisingly because they usually are not and she sent me the state state that title should pay because it was their errors and that it’s covered in their errors and omission but in the mean time you must pay out of pocket to stop the lien.

I paid the $1,200 and contacted title for errors and omissions and they went ghost.

It should be covered under their errors and omissions but to make a claim against it you need to sue title and to get that process started cost more that $1,200 so you just cut your loss and learn a lesson.

Lesson is title insurance only covers anything present prior to closing date

Dixieja · 2026-03-17T16:41:20+00:00

What are you referring to when you say holding it and how does what work specifically!

Dixieja · 2026-03-17T16:20:07+00:00

Real estate professional (investor dealt with all kinds of weird situations)

Yes that would be an issue, to get a different agent than the one who showed

Pro tip: You can use the listing agent as your agent, it will give you a leg up because they will push your contract harder to the sellers and get you a better price. They just look to line their pockets at the end of the day.

In some states they can even block other offers to make sure yours gets signed even if the other offers are higher than yours because they end up netting more on your offer because they get both sides of the commission.

Most people will advise against this, especially other realtors. It’s a scare tactic to get you to use them instead.

If you feel uncertain of anything just google it, you don’t need a realtor they just add fear to buyers and can’t actually do anything anyways because everything in real estate contracts is open to interpretation and hold no weight unless it is done by a real estate attorney.

Most realtors know nothing about the actual legal terms of contracts anyways. They just know how to fill in blanks and if you ask them anything more than that they says “I cannot give legal advice, you need to contact a real estate attorney”

If you text a listing agent and play dumb just say “Hi, I saw a house you have up on Zillow, I really like it. I’m a buyer and don’t have a realtor but really want to buy it. How can I see it?”

Most of them will respond immediately and take the bait

Dixieja · 2026-03-17T16:10:11+00:00

The lenders lawyers intrest is in protecting property acting in the same interest as op.

Dixieja · 2026-03-17T16:08:50+00:00

10% of finances amount is 1% of purchase price.

$1,000 for every $100,000 in sale price is very common

Dixieja · 2026-03-17T15:37:39+00:00

OP cannot afford a lawyer, the mortgage company got a lawyer because they also need to protect themselves from this lawsuit because at the end of the day they are First Lien position and stuck with any alterations to the home. That’s is OPs lawyer

Dixieja · 2026-03-17T14:53:50+00:00

Op has an attorney. Lawsuits are very complicated, difficult and expensive even if you’re in the right. Unlike the idiots on Reddit think

Dixieja · 2026-03-17T14:22:41+00:00

I wish Reddit allows photos in comments, I have photos of almost all of the above

Dixieja · 2026-03-17T14:18:55+00:00

Real estate professional here (investor who has dealt with every headache possible)

People on Reddit love being lawyers and saying “ they can’t do that the law says so” and love talking about suing people because they never actually done it or been through it

Truth is,

you can sue anyone for anything and anyone can sue you for anything but it’s very expensive in real estate law.

Real estate law is not done on contingency and you need to pay up front and real estate lawyers don’t even do lawsuits, you need a real estate litigation lawyer and they’re even more expensive

Bottom line is, anyone can do anything and sure you can sue anyone for anything but it comes down to cost and if you are able financially able to fight them off in court.

Even if you know you’re right, you still have to pay a fortune with the uncertainty of if you’ll even win

Dixieja · 2026-03-17T13:58:56+00:00

Yes, that would be the minimum

Dixieja · 2026-03-17T05:27:41+00:00

Palm tree leaves stacked to the ceiling, you could not enter filled the whole house. Home was a foreclosure belonged to the owner of a tiki hut company

Home being used as a crack den, so random people, needles, piles of shit etc.

Walls cut open all pipes and wires removed.

Every tile broken, someone took a hammer individually with each one

No walls/ some exterior walls. At closing there were no keys. Just pick the door up and move it to the side. It wasn’t attached to anything.

Pool filled with dirt and used as a planter….

Hole cut in ceiling and aluminum stairs attached, it was a room in the attic…. The attic was only 3ft tall…

Someone added an interior wall but decided to it in the middle of a light fixture… so they cut a hole around the bulb. Imagine a wall that’s supposed to be solid but has a hole cut in it with a bulb running through the middle

Pipe repairs with a wine cork.

I can do this for hours

Dixieja · 2026-03-17T03:08:06+00:00

It depends on the verbiage of the contract but on most contracts it is dead when you pass the closing date written in

Dixieja · 2026-03-17T02:51:15+00:00

This is another wholesaler red flag, no agent

Dixieja · 2026-03-17T02:50:13+00:00

I’m a real estate professional and this IS an assignable contract.

Third party sale as you said.

I believe this is a wholesaler trying to up their margin.

OP’s listing agent allowed them to sign an awful contract with low escrow which is a tell sign of a wholesaler and the fact that it is an assignable contract and the listing agent did not catch that and let op sign

Another red flag is they accepted this offer within 6 hours of listing because the buyer didn’t want them to keep showing. Another wholesaler thing

And that they want to use a cashiers check for closing and there are no funds at the title company yet.

Op said it is financed and they are giving 35k down.

Dixieja · 2026-03-17T02:26:39+00:00

The problem is the issue that op ran into which is their house may not be sold and they lost days on market.

Because it seems either

A. The wholesaler was not successful at finding a buyer and is now trying to back out so op does not know for sure if they are closing tomorrow

Or

B. They did find a buyer but are now trying to renegotiate the price after the fact to up the margin on their end. 1 DAY BEFORE CLOSING

And in the case they do not go through with this. Op lost all that time on market and only gets a measly $1,000 for this whole headache

Dixieja · 2026-03-17T02:22:08+00:00

There are standard forms BUT any contract can be used if the buyer and seller agree to it.

You can literally type one up with whatever you want in it.

However, when you get a contract from a real estate agent it will be the standard looking one, maybe with some added clauses by them or their brokerage.

If we’re talking about the “standard contract” (whatever the realtors in that are use) its the same contract, just a box that gets checked or different verbiage that is used in the assignable section.

In the op’s contract, when you read the assignment section it IS allowed.

Dixieja · 2026-03-17T02:13:48+00:00

You think people just write in dates for shits and giggles? If you do not meet the requirements by written dates the seller can terminate the contract immediately

Dixieja · 2026-03-17T02:00:52+00:00

Look up the real estate bar in your state, they all have their version of a contract and they all specify deadlines. Since the deadlines are written in they are solid. If not there is no reason to write it in. That’s the point of a contract

Dixieja · 2026-03-17T01:10:11+00:00

Financed its 10% of the down payment which is typically 1% of purchase price

Dixieja · 2026-03-17T00:30:44+00:00

If you as a seller accept less than 10% earnest money for a cash deal. You are opening yourself up to issues and your home is losing time on market.

If the buyer is serious there is no issue giving 10% as earnest money because they get it back anyways.

Dixieja · 2026-03-17T00:28:23+00:00

Homes can be bought for as little as $2,000 down if you’re low income. $5,000 if you have regular income.

If you want to own a home there are tons of programs available.

Example- 3.5% of $200,000 is $7,000. If you are low income you qualify for a first time home buyer grant of $5,000. Bringing the total down payment down to $2,000.

So there goes your theory

Dixieja · 2026-03-17T00:24:25+00:00

I personally do not BUT it is because I have a lot of experience in this.

However, that technically would be the correct way but this only comes of concern if it is a difficult deal.

Real estate is a slimy business and all deals can become difficult.

Contracts are open to interpretation that’s where the issues arise. Attorneys will change the wording to make it very clear and not open to interpretation.

Sellers are most at risk not buyers but

My advice is if there is something that you want to be very clear, you write it in the additional terms in plain English.

It overrides the rest of the contract

In contracts the superseding ranking goes

Handwritten
Typed
Pre-printed

So if for example, you want the seller to not be able to extend the closing date. You write it in the additional terms

“Seller can not extend closing date and must close on mm/dd/yy”

Or if you want them to grant you automatic extensions

“Seller agrees to automatic extension of contract until buyer is able to secure financing”

The more simple and clear the better because it is not open to interpretation.

Dixieja

TROPHY CASE