A Few of My Not-So Favorite Things in Real Estate (and How to Handle Them)

Some weeks are just… a lot. After three straight weeks of “you’ve got to be kidding me,” I sat down and listed the repeat headaches I see—and how sellers (and buyers) can avoid them.

1) Repair Requests That Spiral

Why it happens: Buyers (and sometimes their agents) can’t distinguish true issues from nitpicks, so requests balloon.

Avoid it:

• Pre-inspect. Hire a home inspector before listing.

• Fix the majors. Electrical (add GFCIs), active leaks, mold/moisture, safety items—handle them.

• Package it. Provide the report + receipts and state: “Home sold as-is; no additional credits or repairs.”Doing this consistently reduces haggling and preserves your price.

2) Lowball Offers

They insult the seller, poison the tone, and rarely lead anywhere.Better play (for buyers): Have your agent call the listing agent, share comps, and present a reasoned number.For sellers: Order a pre-listing appraisal to anchor price and speed up agreement.

3) “All-Cash” That Isn’t

If it’s 30–60 days to close, it’s probably not true cash (think maturing CDs or hard-money dressed up as cash).Non-negotiables for sellers:

• Proof of funds (full amount) from a reputable institution

• Source of funds and timeline clarity

• If there’s a loan, pre-approval (not pre-qual) and lender contact

Watch the explainer video: add your All-Cash Offers (Video) link from the description.

4) No-Shows for Private Showings

It wastes everyone’s time (and yes, sellers rearranged life, kids, dogs, candles…).Minimize it: Your agent should confirm same-day with buyer and agent, and set a clear cancellation window.

5) Contingent Offers (Buyer Must Sell First)

High risk to the seller with little control over the buyer’s sale timeline.If you even consider it, add one (or both):

• EMD Release After Investigations: Buyer releases, say, $10–15k non-refundable after inspections.

• Kick-Out Clause (48-Hour Right to Continue Marketing): If a better offer comes, buyer has 48 hours to remove the sale-of-home contingency—or you may accept the new offer.Buyers: If you must write contingent, be ready: photos done, MLS draft ready to publish, decluttered, and a firm launch date.

6) Early Move-In Requests

Buyer asks to occupy before close because “the loan is taking longer.”Answer: No.Too much liability if the loan falls through (and then you’ve got occupants who aren’t closing).

7) Weekend MLS Activations

Avoid going live on Saturday/Sunday. System updates can block syndication, and you’ll rack up days on market without exposure.Pro move: List Monday, market all week, capture momentum into weekend showings.

8) The Industry Culture (MLS Violations & Fines)

Reality: agents can file violations against other agents; fines can be hefty, and access can be restricted until resolved.Why you should care as a consumer: Choose a high-ethics, high-experience agent. It matters in how your listing is marketed, negotiated, and protected.