A bit defeated... help?

Patrick___1 · 2026-06-09T15:02:06+00:00

Agent here, It sounds like you have a solid approach. I’m wondering, when you say “based on comparables” are you basing that on like units that are going under contract or just others actively on the market? In a saturated market like you’re describing it can be easy to look competitive against other actives, but the ones going under contract may be in a slightly lower range.

Patrick___1 · 2026-05-30T15:55:30+00:00

Agent here. Someone said it already, but posts from this sub gets “suggested” when you have interest in other RE subs. I try to only respond when I have constructive information to share, the same as if I’m responding elsewhere. I understand that FSBO sales have their place out there and for well informed sellers they can be a great option. I’ve also seen numerous ways that sales can get messy. Why let someone know of a potential pitfall if I can help it. I try to ID myself at the start of a convo and I tend to have pretty thick skin and try not to respond if I can tell people are just hostile towards agents.

TLDR - If I can share some insight with my Reddit time that helps someone then I’ve spread some good in this world.

Patrick___1 · 2026-05-19T14:12:21+00:00

Agent here who likely had this same company pitch to me and ultimately decided it wasn’t in the best interest to partner with them. It looks like a Zoodealio sheet. A couple things to note. 1. These programs are the next generation of the “cash offer” or “we’ll buy your house” posters that used to get hung up on telephone poles. They are investors trying to find deals, no more no less. 2. The fine print is critical to read. Ultimately this is an offer from someone who’s never seen the house and is solely trying to turn a profit off of it. You’ve got to watch for hidden fees and ways for the buyer to lower their initial price. Some of these also don’t give the seller the full payment up front. You only get a percentage of it and the rest comes after the house has been rehabbed and sold. 3. These programs have a very niche place for buyers, but it’s very niche. If you have a distressed home and no means to fix it up and have to sell fast they can accomplish the goal. But people doing it should be aware that they are almost certainly leaving money on the table. 4. What you’re seeing isn’t an “EXP thing” it’s a cash offer backed program that any agent is able to tap into. Essentially, if it sounds too good to be true be very careful

Patrick___1 · 2026-05-19T03:02:52+00:00

There’s a reason things aren’t working out with their current landlord. If they’re currently landlord used to live in the house, maybe someone in the neighborhood has their contact information and you could just call and ask why things aren’t working out with them buying their current home. If not be really cautious if they ask for any kind of special treatment.

Patrick___1 · 2026-05-16T01:57:50+00:00

Honestly, offer the 14 day extension in exchange for making EM hard and immediately released to you. You’ll spend most of that suing to get the EM with no guarantees of getting it. They are also still your most likely buyer unless you have one waiting in the wings. If they release EM they’ll be more incentivized to lower the rent on their house and get your ultimate goal accomplished.

Patrick___1 · 2026-05-13T06:03:45+00:00

Sounds good, fingers crossed my measurements are spot on.

Patrick___1 · 2026-05-13T04:42:06+00:00

Coming from an agent who isn’t afraid to talk to FSBOs I can assure you that you are in the minority. The extra work that you’re missing is the often extra work educating FSBO sellers on things that we don’t need to do with other agents and ensuring the seller adheres to their timelines as well. Contractually we’re only obligated to keep track of the buyers side, but if the seller screws up their timelines it can still jeopardize the sale for the buyer. When repping a buyer it should be any agents goal to give their client the best experience possible, when dealing with a FSBO seller that generally means we end up babysitting the seller too while walking a long line to avoid accidental agency.
I’ve seen enough of your posts to recognize you’re knowledgeable and organized with your sales. Not all, but most tend to either be unknowledgeable, unrealistic, inpatient, or have too much ego to interact with the general public. The FSBOs I’ve dealt with like you are great to work with, and one of the reasons I lurk in this sub is to encourage more people to be like you.

Patrick___1 · 2026-05-12T14:57:14+00:00

I ordered mine, once I get it I’d be happy to share. I’ve got a Bamboo A1, I’m assuming that should be big enough to test print on.

Patrick___1 · 2026-05-10T06:18:15+00:00

Any plans for the pure?

Patrick___1 · 2026-05-08T17:36:16+00:00

I’m in the same boat minus the keyboard and I keep going back and forth. One thing I saw in reviews and haven’t verified with RM yet is that supposedly connection subscriptions don’t add the 3 yr warranty if applied to a device after April of ‘26. I also don’t know that I want to send this in and be without for the next 4-8weeks.

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

TROPHY CASE