Realtors omitting important information or providing wrong information
Most Popular Reply
Nicholas L.Pro Member
Flipper/Rehabber · Pittsburgh · Member since 2018 · 6k+ posts · 5k+ votesHi Ross - as investors, we're actually trying to fit a square peg in a round hole by taking something that isn't really designed to be an investment - someone's primary residence - and trying to make it into an investment. Primary buyers can take their time and go under contract and do an inspection and fuss and worry etc. etc.
We can't do that. So you should reframe your thinking - agents, lenders, inspectors, etc. are just providing a service for a fee, and at the end of the day, the buck stops with you. Agent missed something? That's on you. Inspector missed something? That's on you. Appraisal came in wonky? That's on you. Seller lied? That's on you.
And, a lot of us buy off market without agents, and so in those situations there's no listing or agent whatsoever. Caveat emptor.
Hope this helps
18 Replies
- MD/DC · Member since 2024 · 1k+ posts · 1k+ votes6mo
If there is incorrect information that is problematic and should be removed. Some sellers don’t want finances made public without vetting the buyer. As for the vague description I suspect agents are attempting to establish contact and start building a relationship with potential buyers which is a solid strategy. Perhaps have your RE to do their job and inquire about the details you are seeking?
- Member since 2024 · 20 posts · 5 votes6mook now I understand why they don't include numbers, for privacy. fair enough. but this is so inefficient. I look at 100 listings a day. I don't have a real estate agent and even if I did I couldn't tell him to research 100 listings a day. find out how much this property is collecting in rent, now find out how much this property is collecting in rent, now find out how much this property is collecting in rent.
Quote from @Jules Aton:
If there is incorrect information that is problematic and should be removed. Some sellers don’t want finances made public without vetting the buyer. As for the vague description I suspect agents are attempting to establish contact and start building a relationship with potential buyers which is a solid strategy. Perhaps have your RE to do their job and inquire about the details you are seeking?
on offerup some sellers list their item for $0 and in the description they say contact me for the price. no I am not going to pull my hair out, next listing. - Honolulu, HI · Member since 2008 · 3k+ posts · 2k+ votes6mo
Quote from @Ross Kane
ok now I understand why they don't include numbers, for privacy. fair enough. but this is so inefficient. I look at 100 listings a day. I don't have a real estate agent and even if I did I couldn't tell him to research 100 listings a day. find out how much this property is collecting in rent, now find out how much this property is collecting in rent, now find out how much this property is collecting in rent.
on offerup some sellers list their item for $0 and in the description they say contact me for the price. no I am not going to pull my hair out, next listing.It is not just about "privacy", although all Listing Agents must respect a Sellers wishes with regard to keeping specific info private. More importantly, however, just like with Doctors, in RE there are Specialists. You need to find them in the area you have interest in. This can vary by state, but a lot of companies are primarily Property Management Companies, and they typically have Sales Agents that are focused on potential, or obvious, Residential investment properties. Many MLS's have a specific category for Multi-fam, and they also have a very easy search feature accessible to Agents that are Members OF the MLS. In fact, they can set up search criteria on nearly any field of info, including number of units, NOI, or "as is" listings and automagically send specific Client's the listing info as soon as it is listed. Find a knowledgeable Agent, and learn how they can help. Respect their time, and don't expect a free ride...take good care of a Great Agent.
Additionally, as another poster mentioned, there are Commercial RE companies that only handle actual Commercial properties like restaurants, industrial, warehouses, strip malls, and, yes, larger Multi-fams. They typically are NOT members of the local Residential MLS. You need to search out those companies as well, and again, find an Agent knowledgable and interested in helping you find a property. Be forewarned, you BETTER understand the financial lingo when you sit down with them, because that is the absolute focus of Commercial transactions.
All Agents are NOT created equal. The largest percentage of Agents as a whole are little more than hobbyists, and may only handle two or three transactions a year. They generally do not have the depth of knowledge needed for rentals and flips, and less about significant Multi-fam properties. Find the specialists.
- 6moSeth McGatheyBusiness MemberReal Estate Agent · Milwaukee WI · Member since 2024 · 317 posts · 251 votes
Not sure where you are at, in my market it is pretty rare that the financials are on the public listing but also very rare that they are not on the realtor only side of the listing. So it might just be that you don't have access to the numbers rather than them not being there.
Seth McGathey - Shorewest Realtor4.913 Reviews - 6moNicholas L.Pro MemberFlipper/Rehabber · Pittsburgh · Member since 2018 · 6k+ posts · 5k+ votes
Hi Ross - as investors, we're actually trying to fit a square peg in a round hole by taking something that isn't really designed to be an investment - someone's primary residence - and trying to make it into an investment. Primary buyers can take their time and go under contract and do an inspection and fuss and worry etc. etc.
We can't do that. So you should reframe your thinking - agents, lenders, inspectors, etc. are just providing a service for a fee, and at the end of the day, the buck stops with you. Agent missed something? That's on you. Inspector missed something? That's on you. Appraisal came in wonky? That's on you. Seller lied? That's on you.
And, a lot of us buy off market without agents, and so in those situations there's no listing or agent whatsoever. Caveat emptor.
Hope this helps
- Real Estate Agent · Saint Petersburg Florida · Member since 2026 · 30 posts · 14 votes6mo
Many agents may provide minimal information as a strategy to have you call them to get more pertinent information. They then have your contact info for this deal or future deals.
Also as Nicholas said, some info we literally cannot post publicly. Heck we're not even allowed to say "walking distance to (location)" anymore.
- Realtor · Boulder, CO · Member since 2016 · 3k+ posts · 5k+ votes6mo
Why would you expect to find multifamily listings on these websites which are IDX feeds from the residential MLS? Zillow and Redfin are simply not the place to be looking at multifamily. You may find a few 2-4 unit buildings, but other than that, multifamily buildings are commercial properties. There is no MLS for commercial property. The closest thing would be crexi or loopnet, but commercial agents will tell you that this is where already dead deals go to become zombies.
Most multifamily deals change hands off market/ in-house/ broker to broker, not on Zillow and Redfin. You'll need a commercial broker to help you out in the market that you're looking in. Rent roll, T12, pro-forma etc. will usually be available but it really depends on how sellers handle their accounting. Some will have everything, others nothing.
- Investor · Las Vegas, NV · Member since 2013 · 8k+ posts · 10k+ votes6mo
It doesn’t matter what the current rent is. You need to know what market rent is. I could list a $300k 4plex in a war zone with $3k per unit current rent. They might happen to be people I know on MTM leases that they will abandon the day after I sell. But at least you saw $12k/mo rent on a $300k property.
I understand you don’t want to do any work, any research, or take any responsibility. But someone handing you a number does no more good than googling or using AI to find “market rent for city X”. The question is garbage, so the answer is garbage.
Figure out the market ent in your area, multiply that by number of units, subtract taxes and insurance, and figure out what you can pay. Then figure out if you’re in the ballpark. If so, subtract obvious repairs and make that offer. Should take 2 minutes maybe? Until you’ve done it a dozen times.
- Member since 2024 · 20 posts · 5 votes6moI am trying to make sure there are no tenants renting a 2 bedroom for $800 a month when market value is $4000 a month. if you inherit a tenant like that you can't just kick them out. I understand you are in las vegas, but I am in california, the most anti landlord state.
Quote from @Bill B.:
It doesn’t matter what the current rent is. You need to know what market rent is. I could list a $300k 4plex in a war zone with $3k per unit current rent. They might happen to be people I know on MTM leases that they will abandon the day after I sell. But at least you saw $12k/mo rent on a $300k property.
I understand you don’t want to do any work, any research, or take any responsibility. But someone handing you a number does no more good than googling or using AI to find “market rent for city X”. The question is garbage, so the answer is garbage.
Figure out the market ent in your area, multiply that by number of units, subtract taxes and insurance, and figure out what you can pay. Then figure out if you’re in the ballpark. If so, subtract obvious repairs and make that offer. Should take 2 minutes maybe? Until you’ve done it a dozen times.
- Investor · Las Vegas, NV · Member since 2013 · 8k+ posts · 10k+ votes6mo
Sorry. I didn’t realize/notice you were new to BP and didn’t know you could put your location in your profile. At the very least put it in your post so local experts can weigh in. A Vegas expert, a Texas expert and a New York expert will tell you to buy in another state. Only a local CA investor will know how many $10’s of thousands less to offer if you don’t want to move in to one of the units.
Good luck. If you can make money there you can make money anywhere.
- 6moDrew SygitBusiness MemberProperty Manager · Royal Oak, MI · Member since 2012 · 12k+ posts · 9k+ votes
Quote from @Ross Kane:
what is wrong with real estate agents?
I have looked at 1000s of multifamily listings on zillow and redfin. very rarely do they include
how many units are rented, how many are vacant
the ones that are rented, are rented for how much
I am not even asking for full accounting like how much in taxes, how much in exterminator fees, how much to cut the grass. just the rents.
if you are lucky, they will include some nonsensical numbers. for example, 1 bedroom is rented at $13,000 a month, gross is $80,000 a year, net is $90,000 a year.
but they all include CLOSE TO SHOPPING CENTERS!!!! wow, that's so important, I couldn't have figured that out based on google maps.
I mean jesus, what is wrong with the people?
Why do occupancy, vacancy and rent amounts matter when you are browsing?
An experienced investor is looking for OPPORTUNITIES!
YOU should know the local rents and values, so you can identify these opportunities.
Once you have a property under contract, with the correct contingencies, THEN you get financials & lease info, along with doing an inspection.
BONUS: I love agent mistakes & missing info on listings!
It's an opportunity I can leverage!
Logical Property Management4.9450 Reviews- Member since 2024 · 20 posts · 5 votes6mo
Quote from @Drew Sygit:
Quote from @Ross Kane:
what is wrong with real estate agents?
I have looked at 1000s of multifamily listings on zillow and redfin. very rarely do they include
how many units are rented, how many are vacant
the ones that are rented, are rented for how much
I am not even asking for full accounting like how much in taxes, how much in exterminator fees, how much to cut the grass. just the rents.
if you are lucky, they will include some nonsensical numbers. for example, 1 bedroom is rented at $13,000 a month, gross is $80,000 a year, net is $90,000 a year.
but they all include CLOSE TO SHOPPING CENTERS!!!! wow, that's so important, I couldn't have figured that out based on google maps.
I mean jesus, what is wrong with the people?
Why do occupancy, vacancy and rent amounts matter when you are browsing?
An experienced investor is looking for OPPORTUNITIES!
YOU should know the local rents and values, so you can identify these opportunities.
Once you have a property under contract, with the correct contingencies, THEN you get financials & lease info, along with doing an inspection.
BONUS: I love agent mistakes & missing info on listings!
It's an opportunity I can leverage!my decision whether or not I am interested in a property is heavily influenced by rents. what you are suggesting is not practical. you want me to sign a contract, then find out one of the tenants has not paid rent in 6 months, and one of the tenants is paying $800 for a 2 bedroom? and you want me to do this 100 times a month?
about opportunity to leverage: in my area, sellers are crazy. they would want fair market value for a property where rents are absurdly low or tenants have not paid in months.
- Honolulu, HI · Member since 2008 · 3k+ posts · 2k+ votes6mo
Quote from @Ross Kane:
Quote from @Drew Sygit:
Quote from @Ross Kane:
what is wrong with real estate agents?
I have looked at 1000s of multifamily listings on zillow and redfin. very rarely do they include
how many units are rented, how many are vacant
the ones that are rented, are rented for how much
I am not even asking for full accounting like how much in taxes, how much in exterminator fees, how much to cut the grass. just the rents.
if you are lucky, they will include some nonsensical numbers. for example, 1 bedroom is rented at $13,000 a month, gross is $80,000 a year, net is $90,000 a year.
but they all include CLOSE TO SHOPPING CENTERS!!!! wow, that's so important, I couldn't have figured that out based on google maps.
I mean jesus, what is wrong with the people?
Why do occupancy, vacancy and rent amounts matter when you are browsing?
An experienced investor is looking for OPPORTUNITIES!
YOU should know the local rents and values, so you can identify these opportunities.
Once you have a property under contract, with the correct contingencies, THEN you get financials & lease info, along with doing an inspection.
BONUS: I love agent mistakes & missing info on listings!
It's an opportunity I can leverage!my decision whether or not I am interested in a property is heavily influenced by rents. what you are suggesting is not practical. you want me to sign a contract, then find out one of the tenants has not paid rent in 6 months, and one of the tenants is paying $800 for a 2 bedroom? and you want me to do this 100 times a month?
about opportunity to leverage: in my area, sellers are crazy. they would want fair market value for a property where rents are absurdly low or tenants have not paid in months.
@Drew Sygit was exactly correct. Most listings, as input to the local MLS, do include an annual rent amount and a very few other basic figures. But as he said, you need to know how to write an offer with "contingencies" so you can stop the sales process if you are not satisfied with a wide variety of common issues, including review of individual Tenant ledgers, actual maintenance expenses, and much more. You are risking nothing by doing so, yet, IF your offer is accepted at that point, you are "tying up" the property so others cannot scoop it up until your contingency deadline passes.
- 6moDrew SygitBusiness MemberProperty Manager · Royal Oak, MI · Member since 2012 · 12k+ posts · 9k+ votes
Quote from @Ross Kane:
Quote from @Drew Sygit:
Quote from @Ross Kane:
what is wrong with real estate agents?
I have looked at 1000s of multifamily listings on zillow and redfin. very rarely do they include
how many units are rented, how many are vacant
the ones that are rented, are rented for how much
I am not even asking for full accounting like how much in taxes, how much in exterminator fees, how much to cut the grass. just the rents.
if you are lucky, they will include some nonsensical numbers. for example, 1 bedroom is rented at $13,000 a month, gross is $80,000 a year, net is $90,000 a year.
but they all include CLOSE TO SHOPPING CENTERS!!!! wow, that's so important, I couldn't have figured that out based on google maps.
I mean jesus, what is wrong with the people?
Why do occupancy, vacancy and rent amounts matter when you are browsing?
An experienced investor is looking for OPPORTUNITIES!
YOU should know the local rents and values, so you can identify these opportunities.
Once you have a property under contract, with the correct contingencies, THEN you get financials & lease info, along with doing an inspection.
BONUS: I love agent mistakes & missing info on listings!
It's an opportunity I can leverage!my decision whether or not I am interested in a property is heavily influenced by rents. what you are suggesting is not practical. you want me to sign a contract, then find out one of the tenants has not paid rent in 6 months, and one of the tenants is paying $800 for a 2 bedroom? and you want me to do this 100 times a month?
about opportunity to leverage: in my area, sellers are crazy. they would want fair market value for a property where rents are absurdly low or tenants have not paid in months.
with all the missing/incorrect info you're seeing, what's your alternative?
Logical Property Management4.9450 Reviews
- Member since 2024 · 1 post · 1 vote6mo
As a Realtor specializing in investment real estate, it is because the sites like Zillow get all of their info from the MLS that the listing is posted in and that info does not transfer for whatever reason. It is not because the Realtor has not entered it. (At least in my area) I think it is because they are mostly focused on SFR/Condos. You can find the income/bed bath mix info on Redfin if you expand the property details and scroll down.
- Member since 2024 · 158 posts · 87 votes6mo
@Trudy Kalucea I have found this when trying to syndicate from my PM software, so now I create listings directly on Zillow and Avail. I am not a realtor...just a landlord.
- 6moRod HanksBusiness MemberInsurance Agent · Dallas, TX · Member since 2013 · 743 posts · 462 votes
I get the frustration—but it’s not as crazy as it seems.
Most agents aren’t targeting investors… they’re targeting the broadest audience possible. And a lot of the time, they either don’t have verified rent data or don’t want the liability of posting numbers that turn out to be wrong.
Also, many sellers (especially smaller multifamily owners) don’t keep clean records, or they inflate numbers—so agents play it safe and leave it out rather than misrepresent.
That said, you’re right—serious investment listings should include rent rolls and occupancy. The good deals usually do… or they’re marketed off-market through investor-friendly agents.
Reality is, Zillow/Redfin aren’t where the best multifamily deals live. If you want clean numbers, you’ll get much further building relationships with agents who work specifically with investors.
Rod Hanks Insurance4.9152 Reviews - 3moGarrett CrosbyPro MemberReal Estate Agent · Los Angeles, United States · Member since 2021 · 392 posts · 162 votes
California investor and agent here — you're not wrong to be frustrated, and your concern about inheriting below-market tenants in CA is completely legitimate. This isn't a hypothetical risk, it's a real financial variable that can tank a deal. CA rent control in a lot of jurisdictions means you can't just raise that $800/month tenant to market rate when they're in place.
Here's how I handle it: Zillow and Redfin aren't the right tool for multifamily research. Steve is right that you need LoopNet, CoStar (if you have access), or a commercial broker for anything over 4 units. For small multifamily (2-4 units), you should be working directly with an investor-focused agent who can pull the MLS details, run the actual rent roll inquiry during due diligence, and get you the operating history before you go deep on a deal.
The good news in CA: you can and should request rent rolls and estoppels as part of your standard purchase contingencies on any income property. That's how you protect yourself — not by filtering on Zillow listings, but by building your due diligence checklist so that rent verification is a required step before you remove contingencies. I'm local to LA/Ventura County — feel free to DM if you're looking in this area and want to talk through how to approach the search more efficiently.
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