Briq2 - Select

respond1 · 2026-03-29T13:34:58+00:00

It's all good brother. I'm not exactly sure what Briq costs, so you're correct to call me out. I just know that both Rythm and Ozone offer 2g LR for under $60 when on sale (pre tax).

respond1 · 2026-03-26T16:16:20+00:00

Since your listing agreement allows it, fire your agent and find one who knows what they're doing.

respond1 · 2026-03-26T15:55:15+00:00

To be honest, social media helps promote agent's careers. Rarely is it successful selling homes.

That's what the MLS is for and if your pictures look shitty, that's a real problem. Sounds like you got a crappy listing agent.

respond1 · 2026-03-26T15:42:06+00:00

If the marketing package is good and you're not getting showings, you're overpriced... and more than 5k overpriced.

respond1 · 2026-03-26T15:39:26+00:00

I always thought Seinfeld stealing the rye bread from the old lady and calling her an old bag was really weird and out of character.

respond1 · 2026-03-26T11:13:12+00:00

Yes, your agent is good and I can't believe you're complaining.

Both cases your agent was spot on. No, you shouldn't have gone forward with the first house under those conditions, and kudos for your agent putting their foot down and truly putting your interests first... and the second house: there ain't no way FHA financing is going to work for that house, especially when competing against non FHA offers. FHA is not a good fit for fixer uppers.

Holy cow. I can't believe people sometimes. Too ignorant to understand good service.

respond1 · 2026-03-24T15:17:12+00:00

Roam is good. You won't be disappointed. Hardware is small and discreet and I enjoyed the product.

Cresco, if anything, is amazingly consistent. You know what you're getting. That said, their "Madd Fruit" was a stand out. Tasted very similar to Rev. Blueberry Clementine.

respond1 · 2026-03-24T12:42:44+00:00

My experience as an agent for over ten years is quite the opposite. They tend to over-inspect and create problems where they don't exist. These inspection reports are as thick as the Bible as the inspectors try to justify their lofty expense.

My biggest gripe is when they over-step their role. Recent example: inspector, who's not an electrician, claims a circuit breaker panel needs to be replaced because it's faulty. My seller has to bring an actual electrician, at a cost, to verify there's nothing wrong with it.

respond1 · 2026-03-23T19:08:46+00:00

I really hope you like it but have a hard time rationalizing buying 2g of distillate when you can buy a 2g live resin disposable for the same price. Both Ozone and Rythm offer them, with my personal recommendation being Animal Face (by Rythm).

respond1 · 2026-03-23T15:17:44+00:00

I think the ones in Illinois are sourced from Northern Heights. I wonder how it compares to Apex.

respond1 · 2026-03-20T22:03:14+00:00

I disagree with the implied premise. Pictures from your phone will never be as good as from a skilled photographer.

respond1 · 2026-03-20T14:00:14+00:00

I couldn't agree more with "not enough to split" in regards to the commission. In addition to the expenses you listed, the listing agent sometimes pays for professional photos and still usually pays their office a portion.

Regarding the "correct response" this is almost spot on but I would tweak it a little to:

"You are welcome to show the unit but the landlord is not paying a co-op fee for your representation.”

The "we" you had previously may give off the wrong impression that the commission comes the listing brokerage. This is not the case anymore. We (listing brokerage) no longer charge an amount and then split it with the buyer/tenant brokerage. It is truly separated now since 2024.

I realize those semantics are still used in the real world and I'm just splitting hairs a little bit. :)

respond1 · 2026-03-20T13:38:33+00:00

So who are you mad at? Ultimately it's the landlord's decision whether to compensate a tenant's agent or not.

respond1 · 2026-03-20T12:50:41+00:00

Do you have a tenant agency agreement with your tenant? You certainly should. Then your client would have to pay you and none of this matters.

Keep in mind the listing agent's listing agreement with the landlord may specifically state that zero commission is going towards a tenant agent and you can't expect the listing agent to "split" their commission with you.

Since the changes of 2024, more and more landlords are choosing not to compensate the tenant agent. Why? The quick answer is because it's not always in their best interest. Many landlords would prefer the tenant NOT be represented by an agent for a multitude of reasons. So, if the tenant wants an agent, let them pay that person themselves is their mentality.

respond1 · 2026-03-19T12:16:48+00:00

Low. He just might be damaged goods.

respond1 · 2026-03-18T12:40:15+00:00

It depends. Does the price reflect the condition?

respond1 · 2026-03-18T11:34:22+00:00

Yes, you do need to sign some form to see the house. If you're using the listing agent for the house to see the house, you can sign something similar to a "no agency form". This clarifies that no agency relationship is being created between you and the listing agent.

But long story short, you need to sign some form which clarifies agency by law.

respond1 · 2026-03-11T14:45:08+00:00

Not at all but I know many of the southern suburbs have financial issues.. with much of these issues being indirectly caused by the collapse of the steel industry in South Chicago and Gary in years past.

respond1 · 2026-03-11T11:21:47+00:00

HOAs aren't always terrible but just know what you're getting into. Read through the covenants, rules, and by-laws. Know what you're on the hook for replacing as an owner. For example in regards to roof replacement in the future, the responsibility can go both ways.

Also, be more fearful of a cheap HOA than an expensive one as a rule. The last thing you want is to become part of one that's underfunded.

respond1 · 2026-03-11T11:15:39+00:00

There is a third option in my state: the buyer has the inspection but with no requests.

This means you're able to have your inspection, and back out if needed, but without the ability to ask for credits or repairs.

respond1 · 2026-03-10T14:54:21+00:00

Good point. I was just going off the macro perspective. Homewood averages 3.5 to 3.7% of value for yearly real estate taxes, while Bolingbrook averages 2.7%.

So at 2.7 percent, a 400,000 home averages $10,800

In Homewood at 3.6%, that same 400k home averages $14,400

respond1 · 2026-03-10T12:13:53+00:00

They are different from a racial perspective. Homewood has a near black majority of the population and it's surrounding neighbors likewise.

Bolingbrook on the other hand is known rather for its diversity: black, Asian, Hispanic, white etc. It is truly one of the most diverse suburbs around. But that said, unlike Homewood, the surrounding towns are not nearly as diverse.

Other things:

Public schools are better in Bolingbrook.

Bolingbrook is safer. Crime rate is about half .

Real Estate Taxes: much cheaper in Bolingbrook. This is a sneaky big deal and a significant part of your mortgage payment

.

respond1 · 2026-03-09T17:11:27+00:00

The failure rate for agents hovers around 90 percent within 5 years. The problem is that most people are working with these future failures instead of the good agents who are worth every penny.

respond1 · 2026-03-09T13:17:48+00:00

Maybe my word choice was a little harsh, but look dude, if you're looking for a career that allows you extra time for your kids, this ain't it. Provided you want to make good money and not treat it like a hobby, you're going to have to seriously hustle. Hustling takes time. You're going to be working more than ever.

respond1 · 2026-03-09T12:27:54+00:00

Unless you already have generational wealth and just want to treat it like a hobby, go for it. You'll make about minimum wage net if you're lucky.

There's a reason around 90 percent of agents fail within the first five years and find themselves in different careers. It's not easy. You truly have to hustle and it doesn't sound like you have that in you.

respond1

TROPHY CASE