I'm Doing All the Work. Is This Typical with a Real Estate Agent?

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I'm Doing All the Work. Is This Typical with a Real Estate Agent?

April L.
Member since 2020 · 28 posts · 65 votes

I've been working with an agent for a few months now to buy my first STR property in the North Georgia mountains, but it feels like I'm doing all the work. She has me on an email drip but the criteria stinks and I can't even search for things, so I basically find homes on my own (Zillow or Realtor.com) and she makes appointments. It's exhausting because I have a full time job.

I just found out that she does NOT pay for the MLS to have access to Blue Ridge, GA, a big area of interest for me.

My agent says that she can contact agents and still book appointments for properties I send her, but I think I'm missing out on opportunities. I have two properties I really want to see, and after 5 days, she "has not heard from the selling agent."  

Would she have more success if she had access to the Blue Ridge MLS?

Should she have a more active role in helping me finding property?

I hate to give up on her. I mean she has already showed me a handful of properties and spent at least three full days on the weekend driving all over North Georgia, so I'd feel crappy replacing her at this point.

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Zach LemasterBusiness Member
Rental Property Investor · Denver, CO · Member since 2015 · 2k+ posts · 3k+ votes
4y

@April L.

My recommendations are to be working with multiple agents/brokers in an area to see who will be bringing the best deals, and who performs the best.  You do not have to exclusively work with only one.  All my brokers know if they present me with the right deal, I will work with him on the transaction, but they need to be the one to bring it to me.  They also know when they do bring me something that fits my criteria, we buy it and don't waste their time.  A little competition is a good thing to ensure you are see all the best deals & getting to work with multiple agents.  Lastly, you will still need to put in the time and effort to ensure the deal is right for you to proceed with.  Brokers/agents help, but that ultimately comes down to you making the business decision as the owner.

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  • April L.
    OP
    Member since 2020 · 28 posts · 65 votes
    4y
    Quote from @Theresa Harris:
    Quote from @David M.:

    @Theresa Harris

    OP said in a reply that she inquires within hours of the listing coming up on a public site...  

    Zillow, Realtor.com, etc. are pretty quick to post. My own listings have shown up immediately after I upload to MLS...


     I was asking how long it takes to realtor to contact the seller, not the OP to contact her realtor.  In the OP's original post she said 5 days for the current one, but didn't say how long it took the realtor to show her the earlier ones.


     Many of the houses I've passed on to her at are marked pending anywhere from 24 hours to one or two weeks. She doesn't seem to get speedy responses or doesn't follow up in a way that is effective.

    0Reply
  • David M.
    Morris County, NJ · Member since 2020 · 5k+ posts · 2k+ votes
    4y

    @April L.

    No...  At least in my market most agents don't have clients sign contracts.  Nobody wants to..   Not enough agents do it so no buyers are used to it..  Lets face it, people are skittish about realtors..  many buyers consider realtors as disposable or just like an 800 service...

    This is also why its so difficult for agents to really "give it their all" to clients initially.

    0Reply
  • Lori Lloyd
    Real Estate Agent · Nashville, TN · Member since 2020 · 14 posts · 4 votes
    4y
    Quote from @April L.:
    Quote from @Lori Lloyd:
    Quote from @April L.:
    Quote from @Jeanne Johnson:
    Quote from @April L.:

    I've been working with an agent for a few months now to buy my first STR property in the North Georgia mountains, but it feels like I'm doing all the work. She has me on an email drip but the criteria stinks and I can't even search for things, so I basically find homes on my own (Zillow or Realtor.com) and she makes appointments. It's exhausting because I have a full time job.

    I just found out that she does NOT pay for the MLS to have access to Blue Ridge, GA, a big area of interest for me.

    My agent says that she can contact agents and still book appointments for properties I send her, but I think I'm missing out on opportunities. I have two properties I really want to see, and after 5 days, she "has not heard from the selling agent."  

    Would she have more success if she had access to the Blue Ridge MLS?

    Should she have a more active role in helping me finding property?

    I hate to give up on her. I mean she has already showed me a handful of properties and spent at least three full days on the weekend driving all over North Georgia, so I'd feel crappy replacing her at this point.


    Hi April, I recently became an agent to learn more and to have access to the MLS, and if she doesn't have access to Blue Ridge, GA, she should be referring you out to someone who does. She would still make a small commission, but it would be more ethical and productive for you. Also, she should be putting you on apps like Homesnap and Zenlist, which are searchable and she would be able to see in real time what you are interested and share information through a shared dashboard. I believe you are able to break the contract that you have with her and sign on with someone else. This is the biggest purchase we all make (if it's our home and not for income purposes) and you are correct to feel it's ok to "give up on her". It's your money, your home and your future. If you are not happy with the listings, I can't imagine she would be happy showing you more stuff you're not interested in. It's a waste of both of your time. I hope this helps.


     This makes a lot of sense to me. I'm happy top pay her a small finder fee to release me and work with someone more knowledgeable about the area. You are right. 

    Thank you!


    Check the fine print of the contract you signed with her before offering to pay a small finder fee to be released. If nothing she has personally introduced to you is of interest to you, just let her know you are working with someone else and tell her to remove you from her email list. If the one she has not gotten a response from after 5 days is still of interest to you, let her know the date and time you want to see the property and if she is not able to accommodate that or make that happen, I would let her know you want her to refer you to an agent in that MLS system/area and that agent can pay her fee. Either way, dont waste any more time on her. Find an agent who REALLY wants to help you find the right property! Best of Luck!


     She did not have me sign a contract. Is that weird? 


     Not necessarily.  Sounds like what you have is an agent who has entered your parameters into her auto-email system and if something sticks she will jump on it, otherwise she will just let the computer do the work for her.  If you did not sign anything with her you are free to find another agent to work with and you owe her nothing.  She has not provided you with anything.  I'd say keep calling and talking to other agents, especially ones in that area you are most interested in.  Let her send you things she "finds", and if she begins to show signs of actually WORKING for you, then great!  If not, keep looking for another agent.

    1Reply
  • April L.
    OP
    Member since 2020 · 28 posts · 65 votes
    4y
    Quote from @Mike Dymski:
    Quote from @Natalie Schanne:

    @April L. - As an investor, I would say that TN-GA Airbnbs got very hot in 2020-2021 and I think more deals are going to hit the MLS after some newbies realize this isn't for them and the projected revenues aren't what they were in 2020-2021 when gas was cheaper and nobody could travel overseas. So now you have a lot of airbnbs hitting the market where there may be local animosity towards that particular house as a STR (they may or may not clearly disclose it to you upfront) and often at tip top prices (far above 2018-2019 prices for equivalent vacation homes). I know cleaning fees have increased and Airbnb is also more challenging in terms of now threatening you with $$$$$ fines if you cancel a reservation for any "avoidable" reason, and also taking the guests side sometimes when they break your stuff like your hot tub (by leaving the lid off) or your air conditioner (by leaving the door open).

    I also want to say that you should be making offers on at least 50% of the houses you go tour as str investments. Write an offer for a price that works for you. Then you will seem serious. If you are just touring and not writing offers, then I think you are not serious. I also would think you are not serious if there’s a discoverable feature about a town or property and you make us drive around for hours and decide you “don’t like the neighborhood” or “it’s not close enough to stuff”. Do your research.

    I also would say that it’s ok to have different agents in different markets within the same state, if disclosed upfront. Like I would use different agents between Knoxville TN and Nashville TN. Anything that’s out of 30-60 mins radius, any agent will be a lot less familiar with. I personally am not an expert in the area right outside NYC like Bergen County or Hudson County. I don’t have a clue block by block values in rent or pricing. But I do in the 30 mins around my house near Princeton Nj.


    Sound advice.  I don't tour unless I plan to offer, and the price guidance is known prior to the tour.  The tour is just to identify deal breakers and sharpen the pen on the offer amount.  This is going to sound crazy but I have ended up owning most of the properties that I have toured.

     @Mike Dymski Wow! I try to be as efficient as possible before getting my agent involved so I do not waste her time. I use all the tools I can like Google Earth to check out surrounding area. Cell phone service coverage, etc. Sometimes I go myself just to drive by to make sure the driveway does not require a 4 wheel drive and the the path is accessible (one of my criteria). 

    But many times there are things not shown in photos that are a deal breaker. Big things. What tools do you use to narrow down your visits and get an accurate view or information to make offers on nearly all properties you see?

    0Reply
  • David M.
    Morris County, NJ · Member since 2020 · 5k+ posts · 2k+ votes
    4y

    @April L.

    I think the bottom line is its out of her area... It might take her extra time , shouldn't be much more than a few minutes or less, to figure out the listing agent... I've forgotten already in this thread what you are asking her for, but to arrange a showing she has to figure out access. Is your market still using mechanical lockboxes? With out electronic lockboxes, we can pop a box but only if we are members of the MLS. So, once I go "out of network" I need to find a way to open the door. Also, I need to get confirmation that they will share the commission. Its automatic when working within the same MLS as its part of their terms. However, coming from "outside the MLS" there are no pre-existing terms.

    For a "one off" listing, its not that bad for an agent to represent you.  But for any sort of regular support its a really pain unless the agent has a "buddy" who can quickly look everything up and somehow help with access.  I've had to tell potential clients that I can't help them because I don't have access to certain listings.  Its really a matter of wanting to help or not, its just ridicously cumbersome (at least for me area).  Now with the market moving so quickly that past several years, its just unrealistic...

    1Reply
  • Theresa HarrisPro Member
    Member since 2019 · 15k+ posts · 11k+ votes
    4y
    Quote from @April L.:
    Quote from @Theresa Harris:
    Quote from @David M.:

    @Theresa Harris

    OP said in a reply that she inquires within hours of the listing coming up on a public site...  

    Zillow, Realtor.com, etc. are pretty quick to post. My own listings have shown up immediately after I upload to MLS...


     I was asking how long it takes to realtor to contact the seller, not the OP to contact her realtor.  In the OP's original post she said 5 days for the current one, but didn't say how long it took the realtor to show her the earlier ones.


     Many of the houses I've passed on to her at are marked pending anywhere from 24 hours to one or two weeks. She doesn't seem to get speedy responses or doesn't follow up in a way that is effective.


    I'd try contacting the seller's agent directly to set up a viewing. Their contact info is on the MLS listing. You can let them know you are working with a realtor. I'd also check what you signed to see how long you have to work with her.

    2Reply
  • April L.
    OP
    Member since 2020 · 28 posts · 65 votes
    4y
    Quote from @David M.:

    @April L.

    I think the bottom line is its out of her area... It might take her extra time , shouldn't be much more than a few minutes or less, to figure out the listing agent... I've forgotten already in this thread what you are asking her for, but to arrange a showing she has to figure out access. Is your market still using mechanical lockboxes? With out electronic lockboxes, we can pop a box but only if we are members of the MLS. So, once I go "out of network" I need to find a way to open the door. Also, I need to get confirmation that they will share the commission. Its automatic when working within the same MLS as its part of their terms. However, coming from "outside the MLS" there are no pre-existing terms.

    For a "one off" listing, its not that bad for an agent to represent you.  But for any sort of regular support its a really pain unless the agent has a "buddy" who can quickly look everything up and somehow help with access.  I've had to tell potential clients that I can't help them because I don't have access to certain listings.  Its really a matter of wanting to help or not, its just ridicously cumbersome (at least for me area).  Now with the market moving so quickly that past several years, its just unrealistic...


    "Also, I need to get confirmation that they will share the commission. Its automatic when working within the same MLS as its part of their terms. However, coming from "outside the MLS" there are no pre-existing terms."

    From reading the majority opinion, it sounds like a hassle for an agent to work outside their MLS. Do you think the selling agents may be turned off by being contacted by an agent not from the same MLS? Especially if they have to sort out details like sharing commission?

     

    0Reply
  • David M.
    Morris County, NJ · Member since 2020 · 5k+ posts · 2k+ votes
    4y

    @April L.

    While they *shouldn't* be (against the Realtor Code of Ethics, etc etc. etc.), the reality is with this strong seller's market its possible.  For example, one agent whom I had done a deal with before, profusely apologized for taking 2 days to get back to me with a question my client had.  She had listed the rental and she was literally tracking 100 offers/inquiries --- she had this massive spreadsheet she was trying to keep up to date for her client.  I don't think sales have 100 offers (well, it was possible earlier).  But, these past few years seller's agent are inundated, and inundated with good offers over asking --- we've all heard about this or "been there done that" these past few years.  Absolutely, there are agents trying to their best to do their job professionally and ethically, but given these past market conditions, I understand there are limits...

    I would say the biggest hassle is getting info, especially if its already on the MLS or as part of agent only info (I think any agent hates it when some agent calls up asking for info that its already posted), and getting access as in my case since NJ uses satellite tracked electronic lockboxes.

    Honestly, broker cooperating (commission sharing) could be worked out later, but I know it would suck if the other side doesn't agree to it after you put it in the offer. Most of the times I've had to do it, the other agents didn't know what I was talking about. Apparently, they hadn't deal with "out-of-MLS" agents "working their territory..."

    1Reply
  • Timothy Winfield
    Rental Property Investor · Baton Rouge, LA · Member since 2017 · 78 posts · 26 votes
    4y

    Fire her

    2Reply
  • April L.
    OP
    Member since 2020 · 28 posts · 65 votes
    4y
    Quote from @Timothy Winfield:

    Fire her

     @Timothy Winfield Yep, I think so — at least for this area that she does not legitimately serve. (As soon as I get my earnest money back from the last back up offer I made...)

    0Reply
  • Wayne Woodson
    Investor · Nashville, TN · Member since 2009 · 483 posts · 228 votes
    4y

    This is part of the reason I deactivated my RE license when I saw what was happening. Realtors are supposed to have a fiduciary responsibility to their clients. So many just tell clients what "they need to do" to get a house instead of actually showing them what to do. You know like actually driving out to properties and making offers and not just sending emails. That's unethical in my option and isn't in the client's best interest.

    1Reply
  • Henry Lazerow
    Real Estate Agent · Chicago, IL · Member since 2017 · 2k+ posts · 2k+ votes
    4y

    If your agent doesn't even have access to that MLS you should find a new agent. But in general the agent should send you some deals but you will pick out the best ones. I personally email out deals I like to clients but they still tend to find the ones they love the most themselves and email it over for me to schedule/negotiate hard for them on.

    1Reply
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