How do I get a LA to return my call?

Buying & Selling Real Estate
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How do I get a LA to return my call?

Cindy McHugh
Rural Hall, NC · Member since 2012 · 36 posts · 1 vote

My Mom has been trying to buy a home in Orlando FL for some time without success. She had a buyer's agent, but kept missing out to "in-house" offers. I've purchased several homes elsewhere and always had better luck when dealing with the LA, so when she excitedly called me about a house that had just gone on the market in her preferred neighborhood and in her price range, I suggested she contact the LA this time.

The house went on the market July 14 and she had already left the LA a voicemail by 9am. She also followed up with an email, stating that she was pre-approved by Wells Fargo for the asking price and she wanted to make a full-price offer. She said she would meet the LA at the house at his convenience or would even sign the contract sight unseen as long as it contained a standard inspection clause. When she hadn't heard anything by that afternoon, she called again.

I also sent him an email on Saturday, explaining that I was contacting him on my mother's behalf and I was willing to make a full cash offer + $500 in closing cost assistance to the seller. I told him I would gladly provide POF and an Earnest Deposit.

When neither of us heard back by Monday, Mom called him again (twice). I also called him and emailed again on Tuesday and texted and emailed him Wednesday morning. Still, no reply.

My mother called another agent to show her the house tomorrow, but our past recent experience using an outside agent has been horrendous. Most recently, we were confirmed to have had a backup contract on a home and were notified when the contract in first position fell through. The Realtor said our offer was the same as the original, so we would be moved to the first position. Our agent called and emailed the LA for a week with no response and he finally told her that another buyer came along 'at the last minute" with a higher offer, so they took his over ours without ever communicating with us. I later found out that it was an in-house offer that beat ours by several hundred dollars. We had a similar experience several months ago.

So, we'd like to use the LA, but what do you do when you've called 5 times and emailed 4 times over 5 days with no response whatsoever? Does anyone govern Realtors who cares?

Thanks for your time.

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Jake Kucheck
Residential Real Estate Agent · Costa Mesa, CA · Member since 2008 · 1k+ posts · 380 votes
14y

Best way to get a listing agent to call you back:

"Hi, my name is John Doe, and you can call me back on my cell at (123) 456-7890. I don't have an agent and I would like to make an offer on your listing at... (hang up)".

You'll be amazed how quickly you get a call back.

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  • Account Closed
    Investor · Central Valley, CA · Member since 2012 · 6k+ posts · 3k+ votes
    14y

    Is the property an REO? Where I am the top listing agents for REOs don't work directly with buyers. No return calls and no return emails unless you are an agent. Period. Took me years to figure this out.

    I know everyone says work directly with the listing agent because they want the whole commission, etc. It may work with some props, but most listing agents where I am are not interested or willing to work with the buyer. If you are an investor buying multiple properties or if you buy really bad problem props, you can sometimes get their attention and build a working relationship.

    Your best bet, IMO, is to find a buyer's agent who is really aggressive and knows exactly what you are looking for. That way they can write the offer asap.

    0Reply
  • Cindy McHugh
    OP
    Rural Hall, NC · Member since 2012 · 36 posts · 1 vote
    14y

    Thanks for the fast reply! It's actually a short sale and from what I've been able to discern, it's the agent's only listing. He's a "one man show" according to his web site and on the site, most links, including "Listings" are disabled. I've been searching by his name and his company's name trying to see if he has any other listings. Thus far, I've found nothing.

    0Reply
  • Cindy McHugh
    OP
    Rural Hall, NC · Member since 2012 · 36 posts · 1 vote
    14y

    I wanted to include an excerpt from this LA's website: "(name), Accredited Buyers Representative (ABR), will represent you with your best interests in mind at all times and will work to negotiate the best deal possible for you. He specializes in listening to his clients with the intent of truly finding their Orlando dream home."

    This is my mother's dream home, but not exactly a "dream home" (big $$$). Perhaps that's the reason for he lack of attention???

    In my email to him, I stated that I understood and accepted that he'd be working as a dual agent. In subsequent calls and emails, I stated that if there was a reason he was not showing the house or accepting a contract, I asked that he just give us a quick call to let us know.

    What's really confusing is that his "about me" page concludes with: "(name) looks to build lasting business relationships with his clients and always represents their best interest. The City of Orlando is still somewhat small, but the luxury home market is big and complicated. Use an expert; call or email (name) today and make your Real Estate dreams become a reality!"

    Maybe it's just not enough of a commission for him to be bothered?

    0Reply
  • Carlos Flores
    Commercial Real Estate Lender / Syndicator · Dallas, TX · Member since 2011 · 888 posts · 309 votes
    14y

    Cindy - in this particular instance, just have your mom seek out another agent in the same office. It would certainly eliminate your fear of loosing because of not working it "in-house."

    Disregard, I hadn't seen the one man show posting.

    0Reply
  • Peter Lee
    Real Estate Investor · Member since 2011 · 56 posts · 9 votes
    14y

    I was always in the mindset that if you contact the LA directly, they would get the full commission, which I thought most LA would want. I mean, who doesn't make more money right?

    But, I have been having the same issues where some LA call me back, some ignore me. I think there's a lot of insider deals going on right now on high demand properties.

    Since, I'm an investor, I'm really not that picky when it comes to choosing my property as long as the numbers work, I'll buy.

    Someone suggest that I should just play it like it's a numbers game and find a BA and write offers left and right, even sight unseen as if they accept, i can view the property at a later date.

    0Reply
  • Jake Kucheck
    Residential Real Estate Agent · Costa Mesa, CA · Member since 2008 · 1k+ posts · 380 votes
    14y

    Best way to get a listing agent to call you back:

    "Hi, my name is John Doe, and you can call me back on my cell at (123) 456-7890. I don't have an agent and I would like to make an offer on your listing at... (hang up)".

    You'll be amazed how quickly you get a call back.

    1Reply
  • Steve Babiak
    Real Estate Investor · Audubon, PA · Member since 2009 · 13k+ posts · 8k+ votes
    14y

    For those who say that the listing agent isn't interested in working directly with buyers, ask the listing agent (via a voicemail if that is all you get) to connect you with a referral agent that works with them. The referral agent will represent you as buyer, and will share part of commission with the LA.

    0Reply
  • Jon Holdman
    Rental Property Investor · Mercer Island, WA · Member since 2008 · 22k+ posts · 14k+ votes
    14y

    You know, it could well be this listing agent is in fact an investor. Someone who's gone through the process of getting a RE agent license then a broker license. Now they have started their own agency. But their real intention is to buy properties themselves.

    In a short sale a lender often requires the property be listed on the MLS for some period of time. Then the lender will allow the sale to go through. So, this agent/investor may have found this property, negotiated the short sale, and be planning to buy the property. As part of that process, it has to go onto the MLS. Once its been on the MLS for the required time, the investor will submit an offer to the lender and will, eventually, buy the property.

    More generally, short sales are heart breakers. Never ever fall in love with a short sale or REO property. If you really want to buy one, find 10 or 20 and make offers on all of them. There's a pretty good chance you'll be able to buy one of those. But the odds are low you will get to buy any specific property.

    1Reply
  • Cindy McHugh
    OP
    Rural Hall, NC · Member since 2012 · 36 posts · 1 vote
    14y

    Thank you all for taking the time to make suggestions. You've offered some great ideas that I think will be helpful if this is a legitimate sale. If everything is not "above board" and this is an inside deal or he wants the house himself, I'm not sure there's anything that can help.

    I've invested in real estate for the past few years in NC and while I've seen my share of unfair practices, since they were all investment properties, it wasn't terribly disappointing and I was successful with enough offers to keep me busy.

    But unfortunately, my Mom really wants a house in this zip code (in demand) and I'm shocked at how disrespectful, dishonest, and downright rude realtors have been. She's had two not show up to appointments; both called at the time they were supposed to meet (after she drove 40 minutes and was sitting in the driveway); one eventually got back with her and the other never did. She had another realtor refuse to write her offer, saying she was "wasting his time" with an offer that low ($10k under asking price, less than 10% reduction) and she checked the tax records after the sale and it sold for less than her offer. She was preapproved, so that wasn't the issue. And before she was savvy on short sales, she flew from Raleigh to Orlando to look at one house, told them she'd make a full price offer and the realtor (on the spot) told her the bank would never accept that price and wanted $10k more; when she agreed, the figure jumped to $15k more and she told the realtor to forget it (after buying a plane ticket, paying for a hotel, and renting a car).

    And now, it's been 6 days since we both started calling and emailing this listing agent (a total of 10 times since Saturday). Another agent is supposed to show her the house today, so we'll see if he responds to her or if it suddenly goes under contract.

    What do you all think of me contacting the owner directly? (I have their current address and phone number; I tried to call yesterday, but got her sister, who didn't speak English very well.) We'd be willing to offer over asking price (cash). And do you know how much seller assistance the banks will approve in a short sale? I want to make the offer as attractive as possible to the seller without jeopardizing our chances of bank approval. I offered $500 in sellers closing costs, but would offer more if the bank won't object.

    Thanks again.

    0Reply
  • Cindy McHugh
    OP
    Rural Hall, NC · Member since 2012 · 36 posts · 1 vote
    14y

    AAARRRRGGGGHH!!!!!

    Over the past 6 days, we've emailed, called, and texted the LA 11 times with no response, so my mother made arrangements with another realtor to show her the house today. The other realtor just called her and said it's now listed as being under contract.

    My mother called the listing agent within an hour of it going on the market and told him we'd make a full price cash offer. I've reiterated this several times via email and voicemail. Even if someone else did call before her (unlikely), wouldn't you think he would have done 'highest and best' or at least communicated in some way?

    It appears that this is his only listing, so it's not like he's busy with other properties. I hate to sound cynical, but I think there's something fishy going on.

    0Reply
  • Jon Holdman
    Rental Property Investor · Mercer Island, WA · Member since 2008 · 22k+ posts · 14k+ votes
    14y

    I'd be willing to be the property was already under contract before it ever went on the MLS. Whether there's anything unethical or fishy going on, I don't know. But putting it on the MLS is just a step in getting a short sale done. That's all you saw here. The house was never truly for sale or "on the market".

    Are there not any houses in her desired area that are for sale that are not REOs or short sales? She and you will have much better luck if you stick to true retail sales and not mess with these distressed houses.

    0Reply
  • Karen MargraveBusiness Member
    Moderator
    Realtor, General Contractor, and Developer · Redding, CA · Member since 2009 · 7k+ posts · 4k+ votes
    14y

    Cindy McHugh More than likely, the house was already pre sold, and listed with the agent for the sake of meeting the necessary obligations for the bank.

    As Jake Kucheck said, working with the listing agent directly is the best option for getting results, exactly as he laid out.

    Should that not work, and the agent not get back to you, you can call the broker of the Listing Agent and talk to them about the process of getting your offer in.

    0Reply
  • Cindy McHugh
    OP
    Rural Hall, NC · Member since 2012 · 36 posts · 1 vote
    14y

    Thanks for the continued input. There aren't a lot of houses for sale in this neighborhood and most listings are out of Mom's price range. She did call about a conventional sale last Thursday and the realtor (LA) was supposed to arrange a viewing for today, but she called her this morning and said there was a communication problem with the owner (who's living in the home) and she wouldn't be able to see it today, but she could show her another, more expensive home. This one (the conventional sale) was already just out of her price range (but close enough that they may be able to negotiate), so the more expensive one probably isn't an option.

    I agree that it appears the other house was already sold when it hit MLS. But it seems like if the bank requires that as part of the process, it must be for a reason (presumably to get FMV) and not accepting offers or doing 'highest and best' is circumventing the intent. (If, in fact, that is the intent.) There's always a chance the bank won't accept the offer and I wrote to the owners this morning to let them know we're interested and willing to pay more than the list price, along with 'seller assistance' to them.

    I just wish the LA had the courtesy to give us a heads up. In one message, I even asked that he send us a quick update if he was not accepting offers for some reason. I find his behavior unprofessional and disrespectful, though apparently, not that uncommon.

    We'll keep looking and again, I thank everyone who has shared their thoughts and opinions.

    0Reply
  • Brian P.
    Wholesaler · Salt Lake City, UT · Member since 2009 · 1k+ posts · 401 votes
    14y

    First rule is if your not licensed, go straight to the seller, even if your licensed you can do that but if your a member of the mls your commiting a ethics/rules violation that will get you in trouble with the association.

    0Reply
  • Peter Lee
    Real Estate Investor · Member since 2011 · 56 posts · 9 votes
    14y

    @Brian,

    Normally, I would agree with you for a normal equity sale, but to find good deals now a days in my area, those deals are usually REO/Shorts.

    0Reply
  • Cindy McHugh
    OP
    Rural Hall, NC · Member since 2012 · 36 posts · 1 vote
    14y

    Thanks again for sharing your thoughts, especially about contacting the seller. Figuring I had nothing to lose, I did contact the seller. I called and spoke with the owner's sister, who didn't speak good English, but I think she got the message. I also wrote a letter. I don't have a lot of hope for it at this point, but it's been a learning experience if nothing else.

    Mom found a conventional sale she really likes, but the price is a little high to begin with and the house needs updating, so I don't think that will work out. We'll find something.

    Thanks again for the invaluable input.

    0Reply
  • J ScottPro Member
    Moderator
    Investor · Sarasota, FL · Member since 2008 · 17k+ posts · 17k+ votes
    14y

    Just another situation where having an agent represent YOU can go a long way...here's an example of how I solved this problem myself recently (though admittedly there have been other times where I had to give up because I couldn't make any progress):

    Two weeks ago, I had an agent that listed a short sale in a neighborhood I really like (right next door to my House #29 that I sold last month) for a great price. But, she wouldn't return my phone calls and likely already had a buyer in mind for the property (and was just listing it to satisfy the bank requirement of listing the property).

    My wife and I drove by the property, and the guy living there was out front getting his mail. We started talking to him, and it turned out he was the tenant; he didn't know the property was even for sale (the agent never contacted him or asked to see the house), but was wondering why people kept driving by and slowing down all week. After building some rapport (we had a lot of family stuff in common and he knew about the house we had just rehabbed down the street), he showed us around the house, told us all the problems he'd had with the landlord and eventually said, "I'd love it if YOU GUYS bought the property." (we told him he could stay if we bought it, which we're willing to do)

    He showed us all the foreclosure (and short sale) documents he had gotten from the bank that the landlord apparently hadn't forwarded. It included the negotiator's contact information at the bank.

    I told him, "Unless you hear from the listing agent who gives you a satisfactory explanation of what's going on, don't let anyone in the house -- not even if they claim to be doing an appraisal for the bank. In the meantime, we'll work with the agent and try to buy the house."

    He happily agreed.

    I then sent the agent an offer for $15K over list price (it was worth plenty more). When she didn't respond over the next 48 hours, I sent her another email telling her that I had talked to the seller, saw the bank docs, knew that she was purposefully not allowing buyers to see it, and that I was going to send my offer directly to the negotiator at the bank, and let him know what was going on.

    Within 3 hours, she called me and told me that the seller would be signing my offer and that she'd send it to the bank to get the process started.

    I don't know if the other buyer fell through, if she liked my offer better because it gave her a bigger commission, if she was just scared that I'd turn her in, or what, but ultimately, we got the house under contract three days after she steadfastly refused to answer her phone or return any calls.

    My point is, someone who is motivated and knowledgeable can get you in touch with the listing agent -- you just need to find that person. Find a great buyer's agent in your area (who is familiar with short sales) and let him/her handle it for you...

    Podcast Guest on Show The Truth About Real Estate Investing in 2024 (What Investors NEED to Know)
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  • Will BarnardPro Member
    Moderator
    Developer · Santa Clarita, CA · Member since 2008 · 15k+ posts · 10k+ votes
    14y

    Jason, I would have to say that is one hell of a coincidence, but more likely, your investigations uncovering the details and the threat of getting the agent in trouble IS why you got an instant call back!

    Getting calls back from any agent is a common problem. In fact, when I do get a quick call back from an agent, I immediately thank them and point it out, with the conversation quickly going to the frustrations of agents not doing their job. In ALL instances, this agent agrees and in just a few moments, I have now created a good relationship with them ( always the intention ).

    Going back to the problem, there is no right or wrong answer, only trial and error, as every market is different and every investor has different skill sets and personalities. While it is frustrating to not get in touch with list agents, there are many paths to accomplish it, choose one, choose them all, or choose a few, just stay the course. Success does not come easy.

    Podcast Guest on Show #130
    1Reply
  • Cindy McHugh
    OP
    Rural Hall, NC · Member since 2012 · 36 posts · 1 vote
    14y

    Thanks for sharing your experience. I'm glad it worked out for you! I guess a lot of it depends on the situation and your buyer's agent. We used a BA for the last one we tried to buy (after the LA wouldn't return our calls). But she didn't seem too motivated to help. I asked her opinion on what to offer and she never responded. I gave her my idea of an offer (which, coincidentally turns out to be the exact amount of the other offer). I called and emailed for a week (even sent POF for a cash offer) before our BA wrote up the contract. As I'm sure you know, time is of the essence in these deals.

    Supposedly, we were to be moved to the first position when the first buyer couldn't come up with the money, but after a week during which our BA said the LA wouldn't respond, we were told they had accepted another offer. Our BA said the other offer provided "seller assistance" and that made the difference. That's the reason I offered "closing cost" assistance of $500 to the sellers of the house we're trying to buy now. I would offer more, but I understand the bank has to approve the deal and I don't want them to object.

    I did contact the bank in the last case, but since my name was not on the 'authorized' list of people involved in the case, she could only provide general information. She said the owner/seller could sell the house to whomever they chose. I asked if they had to take the offer that would net the bank the most money (and minimize the lender's loss) and she said 'no.'

    In the case of the last house (just closed June 27, 2012), the Lis Pendens was filed in 2005 and the seller owed the bank $270k. He was RENTING the house out this entire time (he owned multiple properties in the area) and was not paying the mortgage - for YEARS he collected rent and when I looked over the foreclosure judgement, the bank had also been paying the taxes and insurance! And yet the bank still let him choose the offer that benefited him. It's insane. But unfortunately, we have no choice but to play by their rules.

    So, I did write a letter to the current owners, offering more than list price and also whatever 'closing cost' assistance would be approved. Mom did find another BA, but time will tell if she's going to be attentive and assertive enough.

    Thanks again for your input.

    0Reply
  • Mark H.
    SFR Investor · Phoenix, AZ · Member since 2009 · 484 posts · 181 votes
    14y
    Originally posted by Cindy McHugh:
    So, we'd like to use the LA, but what do you do when you've called 5 times and emailed 4 times over 5 days with no response whatsoever? Does anyone govern Realtors who cares?

    Thanks for your time.

    Short answer - NO.

    I see this frequently in my market - homes are listed on the MLS at fire-sale prices - as short-sales, and three minutes after posting, they're switched to "pending" status. It's been going on for years here, and I've yet to see an agent face any consequences for doing it. I actually reported one case to the FBI's "mortgage fraud task force", where the listing agent was added to the deed 91 days after the sale. No response what-so-ever, so, I guess it's legal, proper & ethical.

    0Reply
  • Peter Lee
    Real Estate Investor · Member since 2011 · 56 posts · 9 votes
    14y

    J Scott,

    How do you know did you get the negotiator's information?

    0Reply
  • J ScottPro Member
    Moderator
    Investor · Sarasota, FL · Member since 2008 · 17k+ posts · 17k+ votes
    14y
    Originally posted by Cindy McHugh:
    We used a BA for the last one we tried to buy (after the LA wouldn't return our calls). But she didn't seem too motivated to help.

    Remember, most agents (listing or buyer) are really, really horrible at their job. Being a real estate agent is a low-barrier-to-entry job, and it attracts a lot of people who are looking for an easy way to make a quick buck.

    That said, there are some great agents out there...just be diligent about finding them!

    Podcast Guest on Show The Truth About Real Estate Investing in 2024 (What Investors NEED to Know)
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  • Will BarnardPro Member
    Moderator
    Developer · Santa Clarita, CA · Member since 2008 · 15k+ posts · 10k+ votes
    14y

    Real estate agents: There are many with a license to sell RE, there are few who actually know what they are doing and how to do it. Find those that can.

    Podcast Guest on Show #130
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  • Account Closed
    Investor · San Jose, CA · Member since 2012 · 2k+ posts · 3k+ votes
    14y
    Originally posted by Mark H.:
    I actually reported one case to the FBI's "mortgage fraud task force", where the listing agent was added to the deed 91 days after the sale. No response what-so-ever, so, I guess it's legal, proper & ethical.

    You mean like in this case? ;)

    http://m.movoto.com/real-estate/homes-for-sale/CA/San-Jose/5585-Eagles-Ln-100_81227039.htm

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