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Buyer-Broker Exclusive Agreements
Visualize this… you’re lying in bed late one night, thinking about what you accomplished that day. You took a new buyer, a couple and their two children, out to look at some resale homes in the morning and early afternoon. After you dropped them back at the office, you headed over to the title company to.. wait a second… let’s go back… you dropped them back at the office - as panic starts to set in, you wonder … what if… “no”… they were a nice couple… but… what if… what if they went back to that area they really liked, and went into that new home complex, and signed in with the builder you really don’t care for? What if… what if they went back to that For Sale By Owner (FSBO) home that was down the block from one of the listings you showed, (the one you turned down another street to avoid passing?) What if… what if, tomorrow, while you’re at another client’s home inspection, the couple and their children go into an “open house” they see, like the home, and “strike a deal” with the listing agent? What if…?

Did this “visualization” cause you any anxiety? Can you relate to the emotions evoked from this “fictitious” scenario? Chances are, you said yes to one, if not both! Good news! You can do something to alleviate these anxieties and fears. It’s called the Buyer-Broker Exclusive Employment Agreement. Wait…a few of you…maybe even most of you… just said, “I don’t use that,” or “I would never sign that myself; how can I make my client sign that?”

Let me ask you a question. Let’s say you go to a listing appointment, and agree on terms/pricing. Would you go back to your office, order full-color flyers, arrange for a virtual home tour on the Internet, order an ad in Homes and Land, call in line ads for your local newspaper, put the home on office tour, set up an “open house” schedule, send out “Just Listed” cards to the homes surrounding the listing, etc., without a listing agreement? Of course not! Then why would you spend dozens of hours of your time (the equivalent of spending your money), with a buyer, without a Buyer-Broker Agreement (which is basically the same as “listing” your buyer?

If you’re asking, “Well, how do I get them to sign it?”, I will tell you that it’s all in the approach. You can’t “fear” the agreement, or you will never be able to present it, let alone ask anyone to sign it. Try sitting down with your client, after you get them pre-approved, and before you show them any homes. Conduct a buyer counseling session with them, discussing all facets of the home-buying process. In the course of your presentation, present the Agency Agreement and Buyer-Broker agreement, then set it aside until the end of your discussion. After you have developed rapport, and a confidence/comfort level, you can re-introduce the agreements, and ask for their signatures.

No, it’s not always as easy as it sounds! Many consumers have never been exposed to the Buyer-Broker agreement, and ask why other Realtors have never asked them to sign it. I usually say that it is similar to signing a listing agreement to market their home; this is a “listing” agreement to help them purchase a home. I go on to explain that most Realtors give “customer service”, while I give “client service”, which is on a much higher plane of care and commitment to them, their needs and objectives.

Another objection I get occasionally is the client saying they will work with me in finding a resale home, but not a new home. I explain to them they will not be paying any more for my services on a new home; the builder/developer pays my compensation, and I am able to represent them (the client) exclusively, in the transaction. If the prospective client continues to hedge, I explain that since I can help them with resale or new, we must commit our allegiance to each other fully, or not at all. Don’t hesitate to “walk away” from these “customers”. You can’t lose what you don’t have!

One final point: practice your Buyer-Broker presentation, as you would your listing presentation. Try it out on an associate in your office, or record it on a video camera and/or on an audio tape. The more comfortable you get with the approach and presentation, the more relaxed your prospective client will be!
Just remember… it’s just like listing a home!

Bob Nachman is a REALTOR specializing in Arizona real estate. Bob has extensive training in the world of real estate and is dedicated to providing customers with an elite level of service and information. For more info on Arizona homes and properties contact Bob soon at Bob@MoveToArizonaHomes.com

Flipping Homes Las Vegas Style
The home flipping craze has reached epic proportions and has lead investors all across america to try their hand at flipping homes for profit. But, to be sure; flipping a home is not as simple as it may seem and needs to be carefully planned at every step. Execution of that plan is the key to successfully flipping a home. now, in order to make this plan you are going to need to know a few things, specifically the state of your local real estate market and how it is currently fluctuating. If the market is slow then this may not be a great time to venture into the flipping market. However a slow market is a good time to pick up properties for a flip as sellers will be more open to deals as the slow market may be worrying them.

One of the most complex aspects of flipping a home is predicting how the market will be when you are ready to sell the home. If you area has a “hot” season for home sales then you should try to structure your renovation and sale around that season. Purchase the property ahead of time so that you can take care of any renovations and have the home in pristine condition by the time the “hot” season rolls around.

So what should you do to the home to improve the chances that it will sell fast and you see enough profit to justify the project? Well that depends on you and how much you have to sink into the project in terms of time and funds. If you don’t have too much operating capital then you will likely be looking at doing mainly cosmetic upgrades. Cleaning the home properly, updating the paint and wall coverings and replacing appliances and fixtures that are old and out of date. It really is amazing what this kind of TLC can do for an older property that has seen better days. Of course you will also want to make sure that the home’s plumbing and electrical systems are in good repair. If you are thinking about sinking a bit more money into the home then think about things like renovating the kitchen and bathrooms. I know it sounds like a bit of a broken record but new kitchens and bathrooms sell homes. Now get out there and flip!

Mark Hostetler is a certified Las Vegas Realtor: who is known in the community for his honesty and hard work. Mark's knowledge of the <a href="http://www.welcomehomenevada.com/search-homes.php">Las Vegas real estate</a> market is invaluable in the purchase or sale of a new home or condo. For more information <a href="http://www.welcomehomenevada.com/contact.php">contact Mark</a> or visit him on the web at www.welcomehomenevada.com.

Cities Expanding Up Not Out
There is a movement happening in most major cities and unlike previous years the movement is going up not out. For much of the 1900’s cities underwent a rapid outward expansion that continued right up to the turn of the century. However, in recent years cities have seen more upward expansion as many cities have expanded as far as they can reasonably go. In more populated areas of the country city limits of one major city reach clear to the limits of the next major city. Years ago there was plenty of farmland and smaller towns to separate cities but expansion and population increase has taken care of that handily. It stands to reason that the only way left to expand is up. Hence we have the modern high-rise condo.

High-rises have evolved dramatically over the years and have really become one of the more attractive housing options on the real estate market. Offering a huge array of extras and additional assets that are literally impossible for a standard home to offer with a spectacular price tag, the condo has finally arrived en masse. “Well,” you say; “condos have been around for years.” This is true but the evolution I spoke of earlier has dramatically changed the face of the condo industry and these new developments bear little in common with the condos of 20 years ago. The name is the same but the idea and execution has changed. Condos have moved towards a more all-encompassing theme supplying residents with more and more with each innovative development.

This new age of condos is easy to find in any city as the exterior design has evolved right along with the upgrades in interior architecture and design. These modern wonders reach into the sky with steel and glass overlooking the cityscape. With such a huge number of condos going up in almost every city across the country there is an excellent selection of condos in just about any style imaginable. When looking for a new home you would be missing out if you didn’t consider the condo developments in your city.

Andy Asbury is a professional real estate agent who specializes in Minneapolis Lofts & Condos. The Asbury Group is dedicated to the highest level customer service and supplying an elite level of service in the Minneapolis real estate market. Contact us today for more info!