Call this friendly advice for Buyer's Agents if you will. This post is meant to help, not to bellyache. Consult with your Broker, real estate attorney and/or local Board for protocol/procedures of course. 

So I listed another short sale on Monday in Chula Vista and by last night I had received 17 offers, yes, 17. It's amazing how in any given room of people you see who the professionals are and who the slack jawed mouth breathers are. Same goes for some of the offers I've seen come through my email. Now without taking personal snipes at anyone, I'll just poke holes at the offers that came through in the form of what I feel a buyer's agent should do to get their client's offer noticed and first, accepted by the seller then second, worthy of a favorable response from the negotiator at the bank.

Caveat. For those of you actively selling short sales, you know the routine in being ready not only for the normal part of the listing but being ready administratively for the bank (authorizations, financials, woe-is-me letter, whatever they want, etc.). Assuming you're ready, let's help the buyer's agents, shall we?

In no particular order nor weight of importance, possibly not a complete list:

1. Be first. I launched my listing at 1900 hours (7 pm for you non-prior-uniformed-services types) and got an offer by 1947. Impressive! Sure, they're subject to inspection but geez Louise, that guy was quick with a firm handshake and a smile.

2. Be strongest. Run the comps first but write the offer with the best price/terms you and your lender/appraiser can reasonably recommend. Note: DO NOT BE A BLOWFISH! If it's listed reasonably at $300k and it comps out accordingly, don't write the offer at $400k to control the property knowing your lender (underwriter, assuming there's financing involved) will shoot it down like a lead Zeppelin due to a low appraisal. Listing agents can see through this tactic, it's pointless. Remember, it's a Short Sale, the banks aren't dumb. Cash, different story.

3. Be squeaky clean. Use an electronically generated form, no crayons please. If emailing, have it all in one place, instead of 3 separate emails/attachments. Some of us have efax (converts to PDF file), place the copy right side up - shows you're smarter than the machine. Use Docusign (this is not a professional endorsement but it sure is a great tool!). Use Spellcheck, even for your own client's last name.

4. Follow directions. Okay so some of us forget to update the MLS confidential or showing remarks, but some of us don't. Before you submit, read the listing again. There might be a nugget in there like "Make appointment with seller at least 1 hour prior" or "No drop ins, please" or "Dog not known to bite. Do not go in back yard or risk death by licking / sniffing...".

5. Know the Short Sale process. If your client's offer is accepted, please don't call the Listing Agent on this trip to the Grand Canyon every other day asking, "Are we there yet, are we there yet, are we there yet, are we there yet, are we there yet...?". Have patience my friend. I'm not at the computer picking my nose, building a farm or ridding the world of mafiosos on some social networking site all day long. Im weeding through 17 offers for Pete's sake. Understand what the Listing Agent has to do to get this done - field a bazillion calls, rotate upside down PDF files, decipher crayon scribble, sit on hold for hours, listen to the negotiator's assistant say "What fax?", and so on...

6. Be loyal to the purchase. If your client is shotgunning offers out there hoping one will stick, just know that the seller and their bank really would like some loyalty. They really would like to sell the house to your client but if they're out to pollenate the entire garden, we all might not see the flower in bloom.

I hope I entertained and helped you. Truth be told, tomorrow I'll be a buyer's agent with yet another client and I'll have to practice what I preach.

Good luck!

Marvin