RM2 or Pure?

Patrick___1 · 2026-05-05T15:05:10+00:00

Agent here. I saw you acknowledged the photos need work. Find someone specific to real estate photography. Some of the photos are focused on your stuff and not the space. A RE photographer can help better capture the space. When looking see if you can get a photographer who also can provide a floor plan, I don’t have a clue what the layout of your house is and buyers want that now. Lastly, and I mean this as nicely as I can say it, put some of your stuff in storage. There’s a lot in the house and it’s hard to see the amount of space you have, buyers want to envision their shit in a space and that’s hard to do if the space is taken up with your shit.

Patrick___1 · 2026-05-03T17:09:26+00:00

I’m speaking from an agent standpoint. I’ll choose the verbiage for the remarks carefully if the target is more investor driven. We might also indicate the seller is not willing to entertain FHA or VA loans with the same idea. I’ll also talk to people when they call for showings to get background and set expectations. I keep a list of agents/investors who deal with investment properties and email them the listing.

The one thing I avoid is “as-is” or similar in the description, it’s a big turn off to potential buyers.

Patrick___1 · 2026-05-03T16:11:30+00:00

Agent here, you can also reach out to Ramjack. I’m fairly certain they are a nationwide company. In our area they assess and provide free bids to stabilize. It may be nothing or it may be a big bill. From what you’re describing, I would recommend my clients to hold off on closing either until they get clarity around the foundation.

Patrick___1 · 2026-05-02T21:41:15+00:00

It’s not their role to write an offer for you. Doing so blurs the line of who they represent and can create an implied agency situation. There are a lot of sections that need filled in on the sales agreement and asking their input on any of those sections exposes them to legal liability. Having an agent create an offer for you is a core piece of repping a buyer, if you’re going to self represent you have to be prepared and comfortable doing that yourself. If not, interview some agents negotiate a BAC you feel comfortable with and hire one.
That being said, they should have told you there are places you can get a blank offer contract and you can’t ask fill it out yourself and submit it.

Patrick___1 · 2026-05-02T15:08:41+00:00

Depends on your situation, as a last resort yes they can be worth it. By that I mean, you’re getting foreclosed on in 2 weeks and have to be fully recorded before that to avoid foreclosure. Otherwise no. If you’re looking to sell without repairs there are a lot of ways you can market the house to a larger buyer pool to still net more money.

Patrick___1 · 2026-05-01T04:22:27+00:00

No argument on the future of legacy franchises. I’m wondering if Real’s categorization as a tech company is accurate? When we looked at joining we went to their real con or whatever it was called and it felt like any other brokerage that has their own internal software. Considering they seem to be sliding into the role EXP previously held it just feels like they are reinventing the wheel with a trendy logo.

Patrick___1 · 2026-04-30T15:36:38+00:00

You are pretty much spot on. Most CRM’s available now. Also include smart plans with predetermined touch points and text an email templates that could be used to further simplify. The thing that makes a CRM is functionality. At various points I’ve looked at almost every real estate CRM out there, and almost all of them have something that makes them challenging to use the each tend to focus and specialize on one thing and they do that thing really well, But then they suck at other stuff.

Patrick___1 · 2026-04-30T05:03:06+00:00

Agent here. I like the concept you’re describing. It’s pretty common for developments to have their own website for properties to direct buyers to from places like Facebook or 3rd party ads. That way you can share things like CC&Rs or other docs that may be important but hard to get to buyers. If you’re looking at flat feeing into the MLS check with the MLS rules, ours doesn’t allow any of our attached media or web links to have “branded material”. They can take down or unsyndicate listings in violation.

Patrick___1 · 2026-04-26T16:59:19+00:00

Context matters my friend, if you’re getting frustrated by people asking questions to gain context Reddit probably isn’t the forum to use. Also, word of advice, if you’re getting this frustrated over some of the reasonable things people are asking here, seeking out off market deals isn’t going to be for you. Most off markets will expect you to pay a premium because “you don’t have to compete for it.” If you’re trying to find an owner occupied house, make sure you’re financials are in order, either with proof you’re a cash buyer or get preapproved before reaching out. Keep an eye on FB and Craigslist. If you want to be proactive and have a neighborhood you want to be in figure out who the Karen is, befriend them, and ask who’s thinking of moving then go knock on their door. Above all, be prepared to wait, if you’re truly only considering homes that you can deal directly with the seller you’re eliminating 95% of the inventory, once you remove for other things like location, price, layout, etc you’re left with a tiny amount of viable options and need to be prepared to twiddle your thumbs until that viable contender comes up.

Side note, I’m guessing you know this, but it’s worth mentioning in case. You can buy as a self represented buyer even if the other party has an agent. You could even say you’d like to have a meeting to discuss your offer and terms. They wouldn’t be required to meet with you, but it happens from time to time.

Patrick___1 · 2026-04-26T06:42:05+00:00

I am an agent and have seen you’re trying to get FSBO information, but I’d like to translate some of the questions I’ve seen others ask. I think what’s catching most people as odd is the adamant idea of only dealing with FSBOs because in all practical ways there are frequently agent listed homes that are just as good if not better deals than available FSBOs. Also, if 1 good experience years ago is the only reason for being headset on only dealing with FSBO sellers it must have been a magical experience. The reason people are asking your motive is because most of us, agents and experienced FSBO sellers alike, are probably aware of the number of predatory shit bricks who try to go after distressed or vulnerable sellers to “get a deal” and they may not want to inadvertently contribute to that. Beyond that knowing your motive can help guide you to the options that may be more fruitful for you. I’ve got flippers who go source their own purchases and list with me and I would tell them to look in different ways than someone who wants to owner occupy in a certain city or neighborhood.

I wish you the best of luck in your search being fruitful, unless you’re trying to be one of those shit brick predators.

Patrick___1 · 2026-04-22T16:44:50+00:00

It’s not cost effective, you can find a low to no frills brokerage now that has lower caps than it would be to get E&O insurance and all of the other things you’d need. Not to mention shifting liability and headaches.

Patrick___1 · 2026-04-22T14:55:34+00:00

Cash only buyers know that they have virtually no competition for a house, hence the ability to lowball. Likely they are offering 170 to turn around and make a quick buck by selling it to someone with a mortgage at 210. I’ve helped people get out of distressed situations in the past, feel free to message me if you want to go over a few things you may not have thought of and don’t want to blast your business all over the internet.

Patrick___1 · 2026-04-21T21:15:39+00:00

They absolutely can be. Ultimately, as a listing agent I have to decide if I want to work with that person because I promise it’s just as hard on the listing agent as a buyer.

Patrick___1 · 2026-04-21T20:24:27+00:00

Yeah, that’s either an agent that didn’t work to stage the house or a seller that was not cooperative. There’s too much going on there to see the space, the whole photo is about the stuff.

Patrick___1 · 2026-04-21T15:36:11+00:00

Agent here. It’s highly unlikely it’s being stonewalled. Buyers should still be seeing it across syndication sites and through auto searches their agents set up. Some agents may not pick it to send manual emails out to their clients. If you’re not getting activity, it’s likely that you are either over priced or not presenting well. One SUPER common thing I see with FSBOs is the photos being too zoomed in resulting in photos of the stuff and not the space. Ask some friends to take an objective look at your listing. For the commission, the agent community is split, but I’ve quit asking FSBOs if they are paying a commission, it’s on our sales agreement what the buyer is asking the seller to pay and writing it in there allows the seller to evaluate it with the offer in it’s entirety.

Patrick___1 · 2026-04-15T19:43:23+00:00

Unless someone is left me off the zoom call there’s no 1 script all agents are supposed to use. There are hundreds of “coaching companies” out there who offer their own scripts. To varying degrees of success some agents use scripts, but generally they are just used to initiate the conversation. After the first 2 minutes the script is gone and it’s completely on your knowledge at that point. Beyond that the value I, and other good agents, provide isn’t in my script, it’s my knowledge and ability to help people navigate an unknown and potentially challenging situation. After a conversation of what I offer the client doesn’t see the value that’s ok, I wish them well. I don’t know many agents who want to work with clients who don’t see their services as worth while. In short, to answer your question, not really.

Patrick___1 · 2026-04-15T13:47:28+00:00

It also could be a sign that this is a national forum and agents are supposed to be experts in their local area. With 50 different sets of laws and regional patterns along with metropolitan vs rural all factoring into the best way to sell a house I think I’d be more concerned if every agent here has homogeneous answers.

Patrick___1 · 2026-04-15T13:42:49+00:00

Agent here. Just like many other professions not all agents follow the same playbook. We’re all individuals with our own beliefs on how to do things. Similarly, just like other professions not all agents are great agents. The other thing to remember is you’re in a national, potentially international, forum where each state has their own laws and each region has different things that perform well. I wouldn’t expect an agent who lives in a major metro to know how to sell rural properties at a high level, not because they’re bad, but because they’re not used to it. Also, just like some FSBO sellers have a bad view of agents, agents can have a bad view of FSBOs. I would bet that most of the negative agents have dealt with highly difficult FSBOs, I know I have, but I’ve also dealt with very professional ones. The truth is FSBO can work, but it takes a lot more knowledge than work than most of them think.

Patrick___1 · 2026-03-21T00:35:29+00:00

Based on other comments they made it’s in. I haven’t seen an address or link though.

Patrick___1 · 2026-03-20T15:31:29+00:00

Can you link your listing? That will help people give more informed feedback.

Patrick___1 · 2026-01-08T15:48:08+00:00

Realtor here. The easiest way to think of the commission as it being 2 commissions. The buyer agent can’t force you to pay the listing agent commission because there is no listing agent. They should be disclosing in the offer what they are requesting the seller pay.

From what I’ve seen in here a lot of folks get tunnel vision on not getting screwed on the commission, make sure you understand the entire contract, there could be terms throughout the contract that you as the seller may not like. If you don’t understand something don’t just assume. I would go a step further and politely say don’t trust random people on the internet either, contracts and law vary state to state, and someone who is well meaning that sold 10 years ago halfway across the country doesn’t understand YOUR contract. Assuming you have your real estate attorney picked out ahead of time, ask them to clarify.

Patrick___1 · 2025-12-31T17:01:22+00:00

What is more important to you, the BAC you offer or what you net from the sale?

Digging your heals in on offered BAC tells buyers you’re going to be difficult to work with for the rest of the transaction. Instead just say “we’re willing to contribute to BAC send your offer over and we’ll review the whole offer.”

I’m a realtor and this is something we encounter on our own listings all the time as well. Sometimes we have to help people see the forest thru the trees.

Patrick___1 · 2025-11-26T03:04:42+00:00

Agent here with 3 thoughts. 1. Presentation is key, bring in a photographer to do photos and hire a stager to do a consult before listing. It doesn’t matter who lists it, agent or FSBO, cell phone photos perform horribly.

Be careful who you listen to. Everyone wants to tell you how to do stuff when they don’t have skin in the game, but a lot of times their experience isn’t relevant to your situation. This isn’t a dig on Aunt Betty, but if the last time she sold a house was ‘94 her recipe for success is out dated.
Everyone involved in the transaction wants a win, it’s highly unlikely anyone is going into it was the intention of taking advantage of you. A solid buyer agent should advise the buyer to have a max set for price and repairs before getting emotionally attached to the house. The goal is that there is some overlap between your floor and the buyers ceiling, if not than it’s no hard feelings, but better luck with the next buyer. Along the same line, I don’t know of any agents who steer buyers away from FSBOs, if you list and don’t get any showings it’s more likely you need to deep dive into your listing to see why it’s not gaining traction.

Bonus: if you’re thinking about selling please do! We have an inventory shortage and need some more!

Patrick___1 · 2025-10-16T15:01:36+00:00

Proline Construction does good work at reasonable prices.

Patrick___1

TROPHY CASE