Deleted
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Post by Deleted on Dec 12, 2019 21:25:53 GMT -5
hmmm... I'm thinking you will want to make water and sewer (and flood plain) near the top of your "consideration" list for on any house you are looking at. I'm not against flood plains if you do your homework and know what you are getting into and are willing to take the risk. All of the houses in the area are on city water and sewer. Happy to be rid of wells and septic tanks, honestly. Most of the town is in the historical flood plain. I also like John Day, Oregon. It has flood issues as well and the properties are higher in price.
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countrygirl2
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Post by countrygirl2 on Dec 12, 2019 21:36:59 GMT -5
In house 2 look at the plumbing, is it old galvanized? We had a rental that had pinholes all over in the pipes, didn't even know it till a tenants light fixture filled with water? It wasn't hard to fix except in one kitchen and no could do without tearing out a lot, so did it all but that and hoped it was ok. It was, the other apartment the pipes had clogged so bad, tenant was getting a trickle, had to tear out a wall. So I would be concerned. Also electric, is it old wiring? And mechanical, heating cooling, plus the roof. And insulation, are they, we usually add, we want thing energy efficient for our tenants. These are the things that hubs looks at first. There is still old knob and tube wiring around, scary stuff.
As far as flood insurance its pretty cheap, but after seeing what flooding could do around Houston, I wouldn't touch a flood house. Down there you could be prosecuted big time for not disclosing it
Hope it all works out for you, what ever happens.
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oped
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Post by oped on Dec 12, 2019 21:58:19 GMT -5
1 isn’t what I thought by ‘victorian’ ...
2... ugh that looks like problem after problem...
Sorry...
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laterbloomer
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Post by laterbloomer on Dec 12, 2019 23:05:17 GMT -5
Why is it narrowed down to just these two? Well, there's basically nothing else on the market currently... This time of year there isn't a lot of inventory to choose from. I will give you the benefit of the doubt that you must buy a place immediately. If these are the only 2 choices I would got with Number 1 because it is attractive. Number 2 is ugly and it would depress me to go home. Not very pragmatic I know, but it's true for me.
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TheOtherMe
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Post by TheOtherMe on Dec 12, 2019 23:26:54 GMT -5
I would not own a home in a flood plain.
Saw too much damage in Colorado. My first house was not in a flood plain but when it rains for days on end the house had a ton of damage.
Since moving here I have watched family members with flood insurance get wiped out twice in three years. Moved after 2nd flood and finally got a FEMA buyout. Had to wait on Congress for that because the maps had not been updated for years
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Deleted
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Post by Deleted on Dec 13, 2019 13:03:10 GMT -5
How about this one? country-preferred-realtors.com/IDX/303-NW-3RD-AVE-John-Day-OR-97845/19546771_RMLSOR/0005607I really like this house as well. It's had most of the work done to it already and is on a big, fenced lot. I don't know exactly why, but John Day seems to have lower property taxes than Burns and I think it would be nicer/safer overall because it isn't on a major highway. I'm not thrilled about lawn and this property is loaded with it. It's also a bit more money than I want to spend but it wouldn't need much done to it at all. This house, a truck, and paying bills would only leave me with about 50K in the bank. It's in a good rockhounding area, but it's farther from many of the places I want to spend time.
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laterbloomer
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Post by laterbloomer on Dec 13, 2019 13:22:54 GMT -5
I really like that one! It's a bit more expensive but it's turn key. If you add in reno costs for the other one it's not much more.
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Tiny
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Post by Tiny on Dec 13, 2019 13:57:50 GMT -5
How about this one? country-preferred-realtors.com/IDX/303-NW-3RD-AVE-John-Day-OR-97845/19546771_RMLSOR/0005607I really like this house as well. It's had most of the work done to it already and is on a big, fenced lot. I don't know exactly why, but John Day seems to have lower property taxes than Burns and I think it would be nicer/safer overall because it isn't on a major highway. I'm not thrilled about lawn and this property is loaded with it. It's also a bit more money than I want to spend but it wouldn't need much done to it at all. This house, a truck, and paying bills would only leave me with about 50K in the bank. It's in a good rockhounding area, but it's farther from many of the places I want to spend time. I saw this house when I was cyberstalking properties for you last night. I realized it was a bit more than you wanted to spend. I think the listing has the wrong address.... I think it should be 306 NW 3rd ave.... Google maps has street views for this area so you can "walk" the neighborhood and see what the house looked like before they painted it gray. I find the whole paint every house gray phenomenon to be humorous. It looks like they painted the interior gray as well... and the house looks "staged". Nothing wrong with that, just may mean a flipper owns it. OR the owner did exactly what the realtor asked them to do in order to have a higher asking price (paint is cheap as is decluttering). It seems to have a reasonable floor plan and kitchen layout. The room sizes should be ok based on the total square footage. It doesn't have a garage - but it does have a side drive - so you could do a carport or a build a garage at a later date. Just because the owners are asking 149K that doesn't mean they wouldn't be willing to negotiate a lower price. It's definitely worth a look and creating a laundry list of any big expenses you see you'll need to do if you were to buy it (as in repairs - not as in "build a garage") - you can always put in a bid below the 149K price OR ask for an allowance. I'm guesstimating you will have between 5K and 10K in "buying the house" expenses - loan fees, inspections, setting up escrows for taxes/insurances, etc... So I'm guessing the total to spend that you are working with is $135K when you walk out of the closing. You'll need to compare the property tax, insurance expenses and then cost of maintaining the house (utilities?) and other costs (commute costs <- or something like that) to determine if paying up to 10K more than you originally planned is worth while or not. If you can find the property ID (pin? or strap? or Parcel number) there's probably a Grant County OR assessor's webpage or Recorder of Deeds webpage where you can check out public info on the house... (yeah, I have too much time on my hands... I need a hobby. ) ADDED: it's been on the market over 30 days.... odds are it's priced alittle high.... I bet a sale price of 135K would be close to a break even price for the owner (they paid 128K for it 3 years ago. So they've got to get the 3 or 4% realtor fee they will be paying in the sale price.) so they are probably looking for 140K but might go as low as 135K. which illustrates the advice to buy a house only if you plan to live in it for atleast 5 years... it's expense to buy and sell.
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NastyWoman
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Post by NastyWoman on Dec 13, 2019 14:37:59 GMT -5
How about this one? country-preferred-realtors.com/IDX/303-NW-3RD-AVE-John-Day-OR-97845/19546771_RMLSOR/0005607I really like this house as well. It's had most of the work done to it already and is on a big, fenced lot. I don't know exactly why, but John Day seems to have lower property taxes than Burns and I think it would be nicer/safer overall because it isn't on a major highway. I'm not thrilled about lawn and this property is loaded with it. It's also a bit more money than I want to spend but it wouldn't need much done to it at all. This house, a truck, and paying bills would only leave me with about 50K in the bank. It's in a good rockhounding area, but it's farther from many of the places I want to spend time. Years ago when I bought my condo I had one fast rule: I set the amount of money I wanted to spend and told my realtor that I would not spend more. It took longer that expected to find what I wanted (even in 2003 the Bay Area was a very hot housing market) but I stuck to my guns and have never regretted it. Paying $50k more than your original plan may not look like much but it halves the amount of money you will have left in the bank afterwards. And that is something to think long and hard about...
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haapai
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Post by haapai on Dec 13, 2019 14:56:42 GMT -5
Yes, I agree that this property appears staged and/or recently touched by a flipper or flipper-wannabe,
A cynical photo by photo analysis of just how aspirationally it has been photographed is available upon request.
Please do not let the fruit trees distract you from everything else that is missing from this property, My gut tells me to treat this property with extreme suspicion.. The heating, plumbing, and rainwater runoff systems of this house might be functioning very well, but you should be concerned about how much it has been gussied up and just how close to the road it is.
I don't see a whole lot of hidden potential in this property. Every possible upside of this property has already been highlighted with rented, borrowed or bought means.
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Deleted
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Post by Deleted on Dec 13, 2019 17:15:20 GMT -5
I really like that one! It's a bit more expensive but it's turn key. If you add in reno costs for the other one it's not much more. I like it as well. My plan would be to do something similar to house #2. One downside is it was renoed, but doesn't really mention much about water heater, HVAC, AC, roof, etc... ages. It's easy to make a house look great and photo it well, it's another if every major system in the house is actually old. Another issue is it appears to be about 4 streets from the John Day River. The river isn't a small creek and this area is marked higher danger for flooding. House #2's realtor mentioned there were 2 large mills in John Day and one recently closed. She said that's been causing the market there to crash a bit and that it's happened before. She said the property values in Burns tend to be more stable, and I can see how that would be true.
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Deleted
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Post by Deleted on Dec 13, 2019 17:18:59 GMT -5
I saw this house when I was cyberstalking properties for you last night. I realized it was a bit more than you wanted to spend. I think the listing has the wrong address.... I think it should be 306 NW 3rd ave.... Google maps has street views for this area so you can "walk" the neighborhood and see what the house looked like before they painted it gray. I find the whole paint every house gray phenomenon to be humorous. It looks like they painted the interior gray as well... and the house looks "staged". Nothing wrong with that, just may mean a flipper owns it. OR the owner did exactly what the realtor asked them to do in order to have a higher asking price (paint is cheap as is decluttering). It seems to have a reasonable floor plan and kitchen layout. The room sizes should be ok based on the total square footage. It doesn't have a garage - but it does have a side drive - so you could do a carport or a build a garage at a later date. Just because the owners are asking 149K that doesn't mean they wouldn't be willing to negotiate a lower price. It's definitely worth a look and creating a laundry list of any big expenses you see you'll need to do if you were to buy it (as in repairs - not as in "build a garage") - you can always put in a bid below the 149K price OR ask for an allowance. I'm guesstimating you will have between 5K and 10K in "buying the house" expenses - loan fees, inspections, setting up escrows for taxes/insurances, etc... So I'm guessing the total to spend that you are working with is $135K when you walk out of the closing. You'll need to compare the property tax, insurance expenses and then cost of maintaining the house (utilities?) and other costs (commute costs <- or something like that) to determine if paying up to 10K more than you originally planned is worth while or not. If you can find the property ID (pin? or strap? or Parcel number) there's probably a Grant County OR assessor's webpage or Recorder of Deeds webpage where you can check out public info on the house... (yeah, I have too much time on my hands... I need a hobby. ) ADDED: it's been on the market over 30 days.... odds are it's priced alittle high.... I bet a sale price of 135K would be close to a break even price for the owner (they paid 128K for it 3 years ago. So they've got to get the 3 or 4% realtor fee they will be paying in the sale price.) so they are probably looking for 140K but might go as low as 135K. which illustrates the advice to buy a house only if you plan to live in it for atleast 5 years... it's expense to buy and sell. I'm currently stuck at my mom's house with 5 dogs and 5 birds. I spend a LOT of time online looking for a place to live! lol All that reno work was probably expensive. I think $140 is probably a bit low for that area on that much land. $145 is probably more of what it would sell for. There was another house in the area I liked that was smaller and on less land that recently sold for $130.
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Deleted
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Post by Deleted on Dec 13, 2019 17:28:26 GMT -5
Years ago when I bought my condo I had one fast rule: I set the amount of money I wanted to spend and told my realtor that I would not spend more. It took longer that expected to find what I wanted (even in 2003 the Bay Area was a very hot housing market) but I stuck to my guns and have never regretted it. Paying $50k more than your original plan may not look like much but it halves the amount of money you will have left in the bank afterwards. And that is something to think long and hard about... I started out this quest thinking $140K would be max but lower would be ideal because it gives me more available cash. Then I started finding fixers for $70K-90K and have been looking more and more in that direction. Even at full-price of $90K and a really big DIY reno budget of $20K or so, that leaves me a lot more available cash and that's a huge consideration. I don't want to blow out an HVAC system, need a major roof repair, and soon find myself without ample savings. One tactic for a more expensive house would be to buy a used truck instead of a new one. That would offset the cost and allow me to still have a larger bank account in the end. I can buy a new Toyota 4x4 for about $40K or a used one with 30K miles that's a couple years old for about half that price. I haven't decided what I want to do yet. I put about 5-7K miles on a vehicle every year, so it's not like in 4-5 years I would have a nearly worn out vehicle. I've also considered buying a used truck and a cheaper house.
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Deleted
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Post by Deleted on Dec 13, 2019 17:32:21 GMT -5
Yes, I agree that this property appears staged and/or recently touched by a flipper or flipper-wannabe,
A cynical photo by photo analysis of just how aspirationally it has been photographed is available upon request.
Please do not let the fruit trees distract you from everything else that is missing from this property, My gut tells me to treat this property with extreme suspicion.. The heating, plumbing, and rainwater runoff systems of this house might be functioning very well, but you should be concerned about how much it has been gussied up and just how close to the road it is.
I don't see a whole lot of hidden potential in this property. Every possible upside of this property has already been highlighted with rented, borrowed or bought means.
I watch enough home improvement shows to completely agree with you. Right down to that table on the back deck, I too can see where it's been staged. And, those glass tiles in the kitchen look great but will soon be outdated. I like the yard. I like that it has a shop, although there are no photos of it so it could be a glorified shed with now electrical power. I guess the positive thing is I plan to visit/tour this area anyway, so I will have a house now to see while I am there.
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dannylion
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Post by dannylion on Dec 13, 2019 18:36:23 GMT -5
I like the laundry room in the blue house. Having a large laundry room with plenty of storage, a big sink with ample counter space, and space to store and stage the various objects and occasional piles of things that inhabit creative projects and bouts of frenzied cleaning/organizing that crop up in the course of one's life is a dream of mine.
I agree that it is wise to be suspicious due to the obvious staging of the interior. What are they trying to distract you from seeing?
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Deleted
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Post by Deleted on Dec 16, 2019 11:37:49 GMT -5
I found out that house number 3 was remodeled by the previous owners. So, this owner purchased it at $138.5K and hasn't had to do any major work.
The roof and major systems are only 3 years old.
The current owner works for the government and was transferred to another area where they are already living.
I heard from a different realtor that the area is seeing a bit of a drop in prices due to one of the two remaining lumber mills closing in the town recently.
If my house closes on time, I will be traveling shortly after Christmas to go see all three houses.
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sesfw
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Post by sesfw on Dec 16, 2019 11:59:48 GMT -5
Good luck in your search and safe travels
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haapai
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Post by haapai on Dec 16, 2019 12:45:20 GMT -5
Off topic again, but if you have time on your hands and few properties to visit or think about, exercises in who else might be interested in the properties that you are interested in are not just a way of passing the time.
You've mentioned the possibility of buying a house, fixing it up, and selling it within a relatively short time frame. If you are going to entertain that thought, you probably should be investigating who might be buying that house and with what type of financing and restrictions.
Putting yourself in the shoes of the person that might also want to buy this house now cam also be very useful. It's quite a handy to know a thing or two about FHA, USDA, and conventional loans even when you are paying cash.
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Deleted
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Post by Deleted on Dec 16, 2019 13:23:51 GMT -5
Off topic again, but if you have time on your hands and few properties to visit or think about, exercises in who else might be interested in the properties that you are interested in are not just a way of passing the time.
You've mentioned the possibility of buying a house, fixing it up, and selling it within a relatively short time frame. If you are going to entertain that thought, you probably should be investigating who might be buying that house and with what type of financing and restrictions.
Putting yourself in the shoes of the person that might also want to buy this house now cam also be very useful. It's quite a handy to know a thing or two about FHA, USDA, and conventional loans even when you are paying cash.
I agree. For that reason alone, I think I have decided to pass on the Victorian. I love the way it looks, but I have a feeling it's going to turn into a money pit. I am also concerned about the fact that a buyer couldn't get an FHA or USDA loan on it. For house #2, I haven't even been able to find a plumber in the area who returns calls. There's apparently one plumber and I left him a message days ago... That's a pretty big red flag that I don't want to rely on him to fix the mystery leak before moving in. I very much like the house in John Day. Not sure I am willing to pay that much for a house. Maybe, but I won't know until I visit. If I do really like it in person, I'm tempted to offer $140K and see if they counter.
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TheOtherMe
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Post by TheOtherMe on Dec 16, 2019 15:16:03 GMT -5
When is your current house supposed to close again?
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Deleted
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Post by Deleted on Dec 16, 2019 16:32:42 GMT -5
When is your current house supposed to close again? The buyer's extension runs out on Friday.
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TheOtherMe
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Post by TheOtherMe on Dec 16, 2019 16:56:41 GMT -5
When is your current house supposed to close again? The buyer's extension runs out on Friday. That's the extension on the appraisal and loan?
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Deleted
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Post by Deleted on Dec 16, 2019 17:20:54 GMT -5
The buyer's extension runs out on Friday. That's the extension on the appraisal and loan? The buyers waived lending and appraisal. It's on the closing date. But, the broker just said the appraiser is still "writing the report". It's been a freaking week. Feeling pretty frustrated with the whole process, honestly.
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TheOtherMe
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Post by TheOtherMe on Dec 16, 2019 18:01:28 GMT -5
Hope it works out, Shasta. You deserve to get out of there with some $$$
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Tiny
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Post by Tiny on Dec 16, 2019 22:24:11 GMT -5
I found out that house number 3 was remodeled by the previous owners. So, this owner purchased it at $138.5K and hasn't had to do any major work.The roof and major systems are only 3 years old. The current owner works for the government and was transferred to another area where they are already living. I heard from a different realtor that the area is seeing a bit of a drop in prices due to one of the two remaining lumber mills closing in the town recently. If my house closes on time, I will be traveling shortly after Christmas to go see all three houses. OK, the current owner is probably trying to "break even" on the sale of the house and/or trying to not to have to bring money to the closing. Realtor fees could be as high as 6% (approx 8K to 9K). I think your guesstimate of 145K sale price is spot on. If it goes much lower the seller's bringing money to the closing.
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Deleted
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Post by Deleted on Dec 17, 2019 0:25:16 GMT -5
I found out that house number 3 was remodeled by the previous owners. So, this owner purchased it at $138.5K and hasn't had to do any major work.The roof and major systems are only 3 years old. The current owner works for the government and was transferred to another area where they are already living. I heard from a different realtor that the area is seeing a bit of a drop in prices due to one of the two remaining lumber mills closing in the town recently. If my house closes on time, I will be traveling shortly after Christmas to go see all three houses. OK, the current owner is probably trying to "break even" on the sale of the house and/or trying to not to have to bring money to the closing. Realtor fees could be as high as 6% (approx 8K to 9K). I think your guesstimate of 145K sale price is spot on. If it goes much lower the seller's bringing money to the closing. My offer would be $140K, all-cash, no contingencies or inspections, 14-day escrow and then see what they countered with. And, before someone lectures me about home inspections, most of them aren't worth the paper they are written on. My current house taught us that. Septic inspected - failed when we bought it with no recourse. Well inspected - no mention of the insanely high arsenic that was well-known in the area. Previous home inspection found all sorts of nothing as did the one on my current house. I'll look at things closely myself and go from there. Most sellers won't fix anything anyway...
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sesfw
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Post by sesfw on Dec 17, 2019 7:31:41 GMT -5
most of them aren't worth the paper they are written on.
Very true ..... when we bought this home, the realtor wanted this home to close so she would have the funds to move out of this area ........ Thanks a bunch ........
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Deleted
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Post by Deleted on Dec 17, 2019 11:24:18 GMT -5
most of them aren't worth the paper they are written on.Very true ..... when we bought this home, the realtor wanted this home to close so she would have the funds to move out of this area ........ Thanks a bunch ........ I'd love to see a change in the way real estate agents are paid. Every experience I've had with one, they are all about customer service to get the listing, then once things go into escrow or an offer presents itself it's all about them getting paid and the seller's needs seem to become second or third or fourth... And, there doesn't seem to be a ton of that pesky fiduciary duty retained. Mine pissed me off a couple weeks ago when I was told to "be nice to the buyer, it isn't their fault the appraisers are backed up." Um, I don't have to be nice to a drug cartel forcing me out of my house. They need to shit or get off the pot. They are legally and contractually obligated to close. And, it's looking like we face the same bullshit this Friday as I don't see this getting closed since it's been 8 days since their appraisal and still no report has yet been generated.
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TheOtherMe
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Post by TheOtherMe on Dec 17, 2019 11:41:46 GMT -5
I have had two horrendous experiences with real estate agents. Yes, the compensation needs to be changed to reflect the work they actually do.
When I bought this house, the realtor was the worst one I ever had. I found the listing. She showed me this house. It was in the process of being built. I lived out of state. She was supposed to send photos of the progress weekly. Her sister lives in this town. She sent me the same photos every week. Did she think I was that stupid? Apparently so.
She did nothing else to help the deal close. Nothing. Had it not been for my mortgage lender, the seller's broker and me, I'd still be homeless.
At the closing, she talked on her cell phone and walked out with a check. She never acknowledged my existence that day.
Needless to say I will never use her again. It has made me laugh to know that she is no longer licensed to sell real estate in this state. Now she manages Section 8 housing. I feel sorry for the people who live in the units she manages.
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TheOtherMe
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Post by TheOtherMe on Dec 17, 2019 11:42:58 GMT -5
I'd love to see a change in the way real estate agents are paid. Every experience I've had with one, they are all about customer service to get the listing, then once things go into escrow or an offer presents itself it's all about them getting paid and the seller's needs seem to become second or third or fourth... And, there doesn't seem to be a ton of that pesky fiduciary duty retained. Mine pissed me off a couple weeks ago when I was told to "be nice to the buyer, it isn't their fault the appraisers are backed up." Um, I don't have to be nice to a drug cartel forcing me out of my house. They need to shit or get off the pot. They are legally and contractually obligated to close. And, it's looking like we face the same bullshit this Friday as I don't see this getting closed since it's been 8 days since their appraisal and still no report has yet been generated.Nooooo!
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