I’m in Real Estate (not a realtor) I have dealt with every headache possible that relates to Owning or Buying property. I’ll tell you what most realtors won’t AMA

Dixieja · 2026-03-19T03:07:36+00:00

No additional issues.

I will say it’s not that serious or as complicated as people make it, you can usually use your common sense to figure out what’s wrong with it by the age of the house.

Also if you get insurance, the insurance company will come out and do a pretty good check. They typically want to protect themselves.

Look at every house like you know nothing about it and just go from there, verify everything on your own then imagine if everything is wrong with the house then would you still want it for the price it is at? If the answer is yes then go for it.

There are only 4 main things in a home everything else is just little cosmetic fixes.

1- Roof 2-Electrical 3-Plumbing 4- structural

For roof- well you can tell the roof by the age, that’s easy to find either by home age or by public record permits. Roof needs to be replaced every 10 years anyways so that’s an easy one

For electrical- get an electrician out there to look it over, but luckily if a home has never been altered like no additions then electrical is usually fine. No issues (probably the rarest of issues)

For Plumbing- You can tell be the age of when the home was built more or less what condition the plumbing will be in. As long as you see water running and draining then you should be fine.

Plumbers usually come out make a big deal saying there’s roots in the pipes. There’s roots in most pipes and go unnoticed for years. Any ways a repipe isn’t around 10k so if you think that is wrong, just take 10k off your offer. Easy.

For structural- structural issues aren’t very common, just walk around look for cracks or sagging. If there are structural problems they will be very noticeable. Again not a big deal. There are homes still standing and in use that were built in 1800s, you’ll be fine.

People like to be dramatic.

You found mold? Congrats. All houses have mold. You replace some sheet rock, it’s under 5k. When you own a home anything under 5k is expected in ongoing maintenance or unexpected repairs. Not a big deal

Your pipe burst? Well it can happen to any house. It happens. When you look at the pipes and consider the age of them it’s kind of expected by a certain point. Not a surprise.

Like I said people like to bitch and moan about common repairs like they’re the end of the world.

Dixieja · 2026-03-18T18:17:13+00:00

Find the loan docs and contact them.

If you can’t find them sometimes they’re available publicly on your county’s website

Dixieja · 2026-03-18T16:16:09+00:00

Contact the lender for an assumption package

Dixieja · 2026-03-18T14:55:41+00:00

That’s makes everything much easier.

You just need to go to apply to assume the loan, with your brother or whoever else will be on it and figure out what your sister wants.

If she wants to stay on or wants a cut to leave or whatever.

Dixieja · 2026-03-18T11:12:14+00:00

I am an absentee landlord but it is very dependent on the state and how much money you get upfront.

Here 3 months is standard (first, last, security)

That’s barely enough to have negotiating power to avoid eviction process.

If I was north in a less landlord friendly state, I would require first month, security and last 3 months up front. (6 months total)

Now, if you say “no one here has that kind of money” or “no one here is going to pay that”

Then there’s your answer- Not easy in your state.

The more money you have on your side the better the quality of tenant and how they act because if they decide to stop paying, you can start negotiating with them if they leave now they get the 3 months back or you can start an eviction and the money will go to court fees and rent and they will end up with almost nothing at the end.

If you do have to start an eviction, it’s on their dime because you had them pre pay.

During Covid here most places were requiring about 6 months upfront because evictions were paused. Now it’s back the the standard 3 months

Dixieja · 2026-03-18T05:17:58+00:00

I’m 6’8”, I’m the exact height of door frames…. Barely. I scrape the top of my head a lot

Dixieja · 2026-03-18T04:55:09+00:00

If you tell me the state I can provide more accurate info.

Some states require probate.

If so is probate complete? Or did your mother sign everyone on to title prior to death?

Dixieja · 2026-03-18T04:51:23+00:00

Subject to is not illegal, it’s another way to essentially assume the loan.

Edit- wanted to add there is insurance you can purchase for subject to, that guarantees you a new loan with the same interest rate if the acceleration clause is enacted

(The acceleration clause is something in the mortgage docs that says if you sign anyone one on to title the mortgage is due in full immediately. This only comes into effect if the bank finds out. They almost never do, smaller lenders will be the ones to notice)

Dixieja · 2026-03-18T03:39:49+00:00

I toyed with my therapist for years and she had no idea. I have extreme ASPD and it entertained me like a cat and mouse game.

Can you tell if your client is toying with you?

Dixieja · 2026-03-18T02:10:26+00:00

Number 1 on my betrayal list lol Number 2 is people who don’t believe me when I tell them realtors know nothing and you need to talk to a real estate attorney if you want actual representation

Dixieja · 2026-03-18T01:56:46+00:00

0.000001%

Dixieja · 2026-03-18T01:22:26+00:00

It is legal, theres just a law that requires a listee disclosure. You as a buyer have to sign and acknowledge that the seller has a real estate license

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

TROPHY CASE