Foreword:

I am not a high-volume, low-service, discount sales agent. If you are a Seller wanting just any ol’ agent to list any property at any arbitrary price, stick a "for sale" sign in the dirt and wait for some other agent to sell your property I am not your man. If you are a Buyer who wants an agent to obediently and blindly submit low-ball offers on your behalf on properties that I know to be inferior or not in your best interest I am not your man. But if you want top dollar or best terms for your home sale or best price or terms when buying and high assurances that the deal will get all the way to closing on time then I am exactly what you are looking for.

I work exceedingly hard to provide real value added at each and every step in the property buying and selling process. When representing you as a property Seller I am highly motivated to make both sides of a sale but will also work diligently to “make it happen” for YOU with cooperating brokers with lucrative incentives. I never put my own interest in front of yours since that would be unethical and unlawful. Same thing with my Buyer clients - I will not recommend a property that I would not care to buy myself or recommend to one of my own family. I am unmatched in analysis and research and will put that talent to work for YOU long before we get to making a formal offer.

To help my clients meet their objectives I analyze, I market, I spend a lot of marketing dollars/budget and I commit a lot of time and energy. It is not uncommon for me to work contracts and perform marketing research well past midnight. I simply want you to be completely pleased. Long after the closing is completed I will still be around following up and asking how I can be of service to you. My objective is to exceed your wildest expectations so I can be confident that you will not hesitate to give me quality referrals and repeat business. It’s all about positive relationships and making your buying or selling experience low stress and personally satisfying. To remain long-term competitive in this business I focus on maintaining positive relationships with my past client’s by earning their referrals and repeat business.

My Personal Pledge:

Whether you’re a Buyer or Seller, as a licensed Broker and professional Realtor^® if I accept you as one of my clients I pledge to work very hard for you. I will diligently and tirelessly work to your advantage in any and all transactions we undertake. I will use every bit of my marketing, analysis, education and sales expertise to get you the best possible settlement in price and terms. I will conduct business in complete confidentiality, loyalty and obedience and operate at the proper level of representation as required by law and by brokerage rules of conduct and the Realtor^® code of ethics. I will keep you informed of every iota of information and change of status that is relevant to your particular property transaction. Additionally, I will provide the following specific services:

When Operating as Your Buyer’s Agent:

• I will work diligently to quickly locate you a suitable property
• If there is insufficient available inventory to meet your current needs I will monitor for new listings and advise you immediately when a suitable property is available
• I will also leverage my network of colleagues and contacts to find candidate properties that are not yet in MLS or are private offerings
• I will analyze all aspects of a property of interest and render an opinion about its condition, its suitability, its positives and negatives, its value and factors that might effect its future value
• I will be polite, courteous and professional at all property showings and never impose my recommendation over your own desires
• When I am chauffeuring you to property showings I pledge to maintain a $1 million umbrella insurance liability policy, full auto insurance coverage and utilize a modern luxury automobile that is safe, clean and comfortable
• When pragmatic to your showing schedule I will attempt to preview properties before showing them to you so that I can give you an initial report of suitability or potential issues
• I will be available for scheduling consultations 10 hours per day with cell phone and e-mail access.
• If I am unable to personally attend to an issue within 1 hour of notice I will direct my personal assistant to contact you or have her meet with you immediately
• I will coordinate all brochure and paperwork collection and fact finding
• I will provide you with a recommended list of proven low cost and exceptional value lenders, inspectors, surveyors & insurers from my network of trusted providers
• I will provide you with important facts and insights about schools, shopping, utilities, zoning, regulations, HOA’s, condo rules, restrictions etc.
• If in a condo I will orchestrate and coordinate estoppel letters, collection of budget reports & condo docs, notice to association and administrative notices for first right of refusal and applications as well as perform a personal analysis and opinion on the documents relative to industry practice (short of providing legal opinion – where I can recommend a suitable attorney)
• I will prepare an estimate of closing costs and provide all required disclosures prior to entering into an offer contract
• During the offer phase I will recommend a specific initial offer. I will work hard to structure an offer recommendation designed to have no more than 1 (at worse 2) counter offers. I will submit it in a manner designed to not trigger any “emotional” response from the seller or to be interpreted as an “insult” offer. Too many deals die on the first low-ball offer when defensive shields go up and the seller refuses to work with a buyer. Some will even defensively pull a property off the market. I know how to “read” a seller and their representatives and know how to empathize their position from historical and other information. I have personal strategies for making a lower offer look good without insulting the seller.
• After an offer is accepted I rush to help you meet all your important deadlines. I order and coordinate property inspections, surveys, perform walkthroughs with you, coordinate notices of deficiencies to the Seller, help negotiate repair costs and set up timelines for closing. I make recommendations for financing (when applicable) with preferred lenders. I also help you to correctly back out of a deal and take inspection or feasibility contingencies if our inspections or feasibility due diligence period uncover a serious undisclosed defect or unsuitability. Note that some transactions, such as those involving condominium properties, provide a statutory period of time to review documents and back out if for any reason you do not want to go forward (and I can advice you about this).
• Twenty-four hours prior to closing or sooner I thoroughly examine the HUD closing forms and look for errors or omission or accounting errors.
• Prior to closing I will be with you to perform a “walk through” of the property to insure it is vacated in a clean and suitable state.
• I will be side by side with you at closing to answer questions and to make sure that it is conducted congenially and professionally and in general make sure that nothing irregular develops. I will help explain the various closing costs and what they mean. I will also be coordinating to help you have your utility hookups ready to go on the day of closing.

When Operating as Your Seller’s Agent:

• I pledge to perform a rigorous Comparative Market Analysis (CMA) of your property at no charge ($300 value) and provide an informed and qualified opinion on market price that is consistent with your goals and sales schedule.
• I will give you suggestions on how to prepare your property for market. I will make specific recommendation on how much budget to spend on “fix ups” and tell you precisely where the best return for your budget will be made. If desired, my personal assistant and I will recommend subcontractors, and in some circumstances can help coordinate and facilitate entry when you are not home, check on work progress and quality of work and arrange for material deliveries etc.
• I will step you through the seller's disclosure process to preclude any future personal liability for non-disclosed defects (it's always in your best interest to disclose everything). I can often help you find a way to make a negative selling point into a positive by showing a willingness to cooperate with a Buyer on deficient or functionally obsolete items.
• When the property is ready to go to market my staff and I will develop effective and professional color marketing literature, place appropriate signage on the property, advertise in local media (newspapers, magazines, TV) as well as advertise on the internet (on my personal web page, on my company web page, on the Realtor’s national system, and on the Realtor’s state systems and on other systems I personally subscribe to). Your listing will be placed into the local MLS and I will personally insure it is properly forwarded to the national MLS systems. I will also monitor competing properties and advise you of changing market conditions and new competition.
• I will provide you reports of all showings and all showing feedback.
• If you are living at the property during the marketing period I will minimize personal disturbance to you by limiting showings to approved and scheduled times and insist that other realtors bring only pre-qualified clients
• Modern electronic lock boxes will be provided to record every single entry into the house by date, time and by agent identifier
• In some cases I may already have a number of previous client buyers (see buyers agent above) who might find your property perfect for them. In such cases I will request that you and the other client permit me to transition to a neutral form of representation called “Transaction Broker”. In this form of representation I can simultaneously facilitate the needs of both clients to mutual benefit without a conflict of interest. I such cases since I am participating on both sides of the transaction I am often in a position to personally intercede with commission concessions to make the deal more attractive to each party. As broker-owner I personally have the authority to amend my terms to the benefit of both parties and have more opportunity to facilitate a deal with a more flexible “trade space”. Most agents at most other brokerages do not have this direct authority or desire to keep the client’s best interest above their own and end up closing fewer deals to the detriment of all.
• When an offer is received I will immediately inform you and advise you on how to proceed with negotiations. This is a very delicate time and with the uninitiated emotion often prevails more so than reason. This is where I really go to work since I will calmly intercede to normalize emotions between buyer and seller (or their agent) and defuse any natural adversarial and competitive tendencies that can develop to the detriment of both parties.
• Once an offer is accepted I work rapidly to insure that all contract deadlines are met. I confirm escrow deposits. I make sure access is available to the buyer's inspectors. I witness inspections and insure that inspectors do not damage the home in any unauthorized way. I status the buyer’s mortgage application progress and find out if credit has been applied for. I advise you on a closing agency and get the title insurance underwriting process initiated. I approve and oversee repairs on your behalf and insure that work does not exceed approved limits. I insure that any post inspection deposits are made. I coordinate the closing schedule, place and time and constantly monitor the readiness of the buyer to go forward. I am like a mother-hen and constantly give you status at every step in the process and advise you of any emerging problems with title, buyer financing etc.
• Twenty-four hours prior to closing or sooner I thoroughly examine the HUD forms and look for errors or omission or accounting errors.
• I will be side by side with you at closing to answer questions and to make sure that it is conducted congenially and professionally and in general to make sure that nothing irregular develops. I will be present to insure that all keys, conveyed personal property and documents are properly conveyed and that you are not made to pay any new closing costs that are not your responsibility.

Guarantees:

• If for any reason you are not pleased with my representation I will be happy to refer you to another agent and cooperate in providing them with all the relevant background information we have collected to date
• If you have a listing agreement with me and are unhappy with my service I will terminate the contract within 2 weeks of notice and will not charge you a penalty.
• Bottom Line – I give you my complete commitment and loyalty to do whatever it legally takes to represent you and operate in your personal best interest or find a way to make it right for you.