Answers by Brenda Ashby

Robert, if you're buying a distressed property specifically to renovate and resell, you'll probably want to look at a fix-and-flip loan, hard-money loan, private lender, or local bank that offers investor renovation financing. These loans are different from traditional mortgages because lenders usually look at both the purchase price and the property's after-repair value (ARV). They may finance part of the purchase and renovation costs, but interest rates and fees can be higher because they're designed for short-term projects. Before borrowing, make sure you know your estimated purchase price, repair budget, expected resale value, holding costs, and selling expenses. The deal should still leave enough room for profit if repairs cost more or the property takes longer to sell than expected. I'd start by speaking with a lender who regularly finances investment or fix-and-flip properties and have them review the numbers before you make an offer. Brenda Ashby | REALTOR® | JohnHart Real Estate | DRE License # 01700249

Imani, sellers don't necessarily benefit from waiting longer because more offers "might" come in. Once a property generates strong interest after an open house, the seller may decide that the best strategy is to capitalize on that momentum. Setting a quick best and final deadline can create urgency and encourage serious buyers to put their strongest offer on the table instead of waiting or negotiating incrementally. The seller may already have one or more offers that meet their price and terms, so waiting days carries the risk that those buyers lose interest, find another property, or withdraw their offer. Keep in mind also that the longer the property is on the market, the more costs the seller has to incur (mortgage payments, homeowners insurance, utilities, and the like). The highest offer isn't always the best offer. A seller may favor a buyer with strong financing, a larger down payment, fewer contingencies, a flexible closing date, or other terms that make the transaction more likely to close. And remember, an open house isn't necessarily the beginning of the marketing period. Buyers and agents may have already seen the property online, scheduled a private showing, or expressed interest before the open house. As a first-time buyer, when you hear that a seller has set a best-and-final deadline, treat it seriously. Decide if you're interested in making an offer, what the home is worth to you, and submit the strongest offer you're comfortable with. Sometimes sellers wait and get more offers. Other times, waiting causes them to lose the strongest buyer who is already at the table. Brenda Ashby | REALTOR® | JohnHart Real Estate | DRE License # 01700249

Talia, you’re not overreacting. Even if it’s only a few hours, until the transaction actually closes, those buyers are putting their belongings into a property that is still part of an unfinished transaction. Georgia REALTORS® specifically has a Temporary Occupancy Agreement for Buyer Before Closing, which indicates that this situation warrants more protection than an informal “go ahead.” A hold-harmless agreement may address some liability concerns, but I would still want to know exactly what happens if someone gets hurt, something is damaged, the closing is unexpectedly delayed, or, worst case, the transaction does not close that afternoon. Georgia case law has dealt with buyers occupying property before closing and demonstrates why risk-of-loss and contract provisions still matter before the sale is completed. Personally, with closing scheduled for 3:00 p.m., I would keep it simple: no possession and no moving belongings into the property until the closing attorney confirms the transaction has closed and possession can be released. They’ve waited this long. Waiting a few more hours eliminates an unnecessary layer of risk. If you do agree to early access, I’d want a formal pre-closing occupancy agreement, not just a casual understanding, and I’d have the closing attorney confirm that the agreement adequately protects you. So no, I don’t think your discomfort is unreasonable. Sometimes the cleanest real estate transaction is the one where closing happens first, and the keys change hands second. Brenda Ashby | REALTOR® | JohnHart Real Estate | DRE License # 01700249

Mark, you’re not imagining it; home prices do feel very high right now. A big part of the problem is supply and demand. In many areas, there simply aren’t enough homes for sale to meet buyer demand. Many homeowners also have older mortgages with much lower interest rates, so they’re reluctant to sell and give up those payments, which keeps more homes off the market. At the same time, buyers are dealing with higher mortgage rates, property taxes, insurance, and everyday living expenses. So even when home prices are not rising rapidly, the monthly cost of owning a home can still feel expensive. Remember, real estate is local, which means some neighborhoods may have very few homes available, while others may have more inventory and better opportunities to negotiate. If you’re thinking about buying, I would focus less on the headline price and more on what you can comfortably afford each month. A good real estate agent and lender can help you compare neighborhoods, financing options, seller credits, and homes that may have been sitting on the market long enough for the seller to negotiate. The market is challenging, but that doesn’t necessarily mean there are no opportunities; it means buyers need to be more strategic. Brenda Ashby | REALTOR® | JohnHart Real Estate | DRE License # 01700249

Renata, this can happen when the seller's final closing statement shows they owe more than expected because of mortgage payoff amounts, liens, taxes, commissions, repairs, or other closing costs. Their shortage does not automatically become your responsibility. Your purchase contract controls what each side is required to pay. Before agreeing to contribute $5,000, have your agent and closing attorney/title company explain exactly why the sellers are short and what options exist. The sellers may need to bring the money to closing, negotiate with a lienholder or other party, or request an amendment to the contract. You can agree to help if it makes financial sense for you, but you are not required to simply absorb their problem. Since you have already given notice on your rental, make sure your agent documents everything and immediately reviews your contractual remedies if the sellers cannot close on Friday. At this point, protecting your housing situation, deposit, and other expenses should be a priority. Brenda Ashby | REALTOR® | JohnHart Real Estate | DRE License # 01700249

Swayer, yes, buyers can request extensions, but as the seller, you are not required to keep agreeing to them. Since you already accepted repair credits, a well-water guarantee, their closing date, and they agreed in writing to cover an appraisal gap, I would review the contract carefully before granting more time. If the buyers agreed in writing to cover an appraisal shortfall and are now trying to walk that back, your agent and, if necessary, a Wisconsin real estate attorney should review the exact language before you agree to anything else. You can accept, reject, or agree to an extension only under certain conditions. I would not grant another two weeks without first determining exactly what the buyers are obligated to do under the existing contract. At this point, the question isn't whether their request is normal. It's whether giving them more time still serves your interests as the seller. Brenda Ashby | REALTOR® | JohnHart Real Estate | DRE License # 01700249

Simone, you may have some recourse against your original inspector, but it depends on whether the missed issues were visible, accessible, and within the scope of the inspection. Start by comparing your original inspection report with the buyer's report. If your inspector clearly missed significant conditions they should have identified, contact them in writing and ask how they plan to address it. You may be able to file a complaint with the New Mexico Home Inspectors Board. For the sale, focus on documentation. If the water issue was previously corrected and the plumbing leaks were already repaired, provide invoices or statements showing that. A prior repaired condition is different from an active defect. Keep in mind that the buyer's inspector will call out perceived problems that are usually very minor and may have already been addressed. If the buyer is asking for major concessions or the inspector's mistakes are causing you a substantial financial loss, consider speaking with a New Mexico real estate attorney before agreeing to anything. Brenda Ashby | REALTOR® | JohnHart Real Estate | DRE License # 01700249

Forrest, the fact that the property was never placed on the MLS does not make the listing agreement invalid. The key is the agreement's expiration and termination language. If the agreement had a 90-day term, then after 100 days it may have expired. But if the 90 days only refers to when the property had to be listed, that's a different story. Since you and the broker mutually agreed not to list the property, I would ask the brokerage to confirm in writing that the agreement has expired or was terminated and that you have no continuing obligations. If there is any dispute, have a Washington real estate attorney review the agreement before signing with another broker.

Simone, the homeowner, typically remains responsible for insuring the property until the sale closes and ownership transfers, but the type of insurance needed can change depending on the stage. Once you move into your new home, tell your insurance company immediately that your old home will be vacant. Your standard homeowners policy may not provide the same protection once the property is vacant, and many policies restrict or exclude certain losses after a specified vacancy period. The Nebraska Department of Insurance recommends reviewing the specific policy because coverage and exclusions vary by insurer. Before renovation, you may need a vacant-home or vacant-dwelling policy rather than your regular homeowners coverage. A vacant property has increased risks such as theft, vandalism, unnoticed water damage, and fire. The NAIC warns that vacant or unoccupied homes can have losses that aren't covered by a standard homeowners policy. During renovation, depending on the scope of work, your insurer may recommend builder's risk or renovation coverage. Builder's risk is designed to insure a building and certain materials while construction is underway. Your contractor should separately carry appropriate general liability and workers' comp insurance; don't assume the contractor's insurance replaces your property insurance. Once listed for sale, you still need to insure the home. If the property remains vacant, you would generally maintain the appropriate vacant-home/renovation coverage until closing. My recommendation is to speak with your insurance agent before you move and before renovations begin. Give them the expected vacancy period, renovation scope, contractor information, and anticipated listing date so they can confirm the proper coverage in writing. I would not cancel my homeowners insurance simply because you moved; the property should remain continuously insured through closing. Brenda Ashby | REALTOR® | JohnHart Real Estate | DRE License # 01700249

Christine, you should focus less on finishes and more on how the home functions for your daily life During a 20-minute walkthrough, check the following: traffic flow - is it easy to move between the kitchen, bedrooms, bathrooms, garage, and outdoor areas; Furniture placement - are there enough usable walls for your sofa, beds, dining table, and TV; Kitchen layout - is there enough counter space, storage, and a pratical flow between the sink, stove, and refrigerator; Laundry location - would carrying laundry upstaris, downstairs, or across the house become inconvenient; Privacy and noise - are bedrooms too close to busy living areas or shared walls; Storage - are the closets, pantry, and garage adequate; Natural light - does the home feel bright, and do the windows proved enough privacy. These are a few interior layouts to look for, but most importantly, picture yourself going through a normal day in the home. A home may photograph well, but the right layout should also make everyday living easier.

Thomas, if a prospective buyer does not have an agent, they are considered unrepresented, meaning they deal directly with the listing agent or seller. The listing agent should clarify who they represent and what role they will play. In that situation, your agent can provide the buyer with property information, disclosures, and transaction documents, but can not advise the buyer in a way that conflicts with their duty to you. If both parties consent, your agent can act as a dual agent representing both you and the prospective buyer. That means the same brokerage or agent represents both the buyer and seller. This limits the agent's ability to advocate exclusively for either side on matters such as price, negotiating strategy, or confidential information. Because you have a listing agreement, I would review what it says about commissions if an unrepresented buyer purchases the property. A direct buyer does not automatically eliminate your contractual obligations to the listing brokerage. The listing agreement often dictates that the listing agent keeps the full combined commission if no buyer's broker is involved, or the listing agent may negotiate a slightly higher fee for the extra administrative work. The question you should ask your agent is: If this buyer moves forward without an agent, will you continue representing me only, or are you proposing to represent both of us? Getting the answer to that question upfront keeps the agency relationship clear and helps ensure your interests as the seller remain properly protected.

Wren, yes, your closing can absolutely be pushed back because of termite repairs, especially with a VA loan. VA properties generally require damage from wood-destroying insects to be repaired when it's identified as a condition of the appraisal or loan approval. There really isn't a standard number of days that a lender will wait. If the repairs can't be completed by your scheduled closing date, your agent will normally work with the seller to extend the closing date. The lender may need documentation showing the repairs are complete and, depending on the situation, a reinspection or termite clearance before giving final approval to close. I would ask your lender exactly what documentation you need after the termite work is completed, and how much time you will need to clear the loan afterwards. Also check whether extending the closing will affect your interest-rate lock. A termite repair delay doesn't necessarily mean the deal is in trouble. It usually means everyone needs to adjust the timeline so the property can satisfy the VA requirements before closing.

Odette, the final walkthrough is mainly to confirm the home is in the same condition as when you agreed to buy it, the agreed repairs were completed, and nothing included in the sale was removed. Dealbreakers are major things like new water damage, plumbing or electrical problems, a nonworking heater system, missing appliances or fixtures, unfinished agreed-upon repairs, or significant damage caused during the seller's move. Minor issues such as small scuffs, dust, or a burned-out light bulb usually aren't reasons to delay closing. A good test is: Would the problem have affected your offer or decision to buy the home? If yes, document it and contact your real estate professional before closing. And whether the thing costs money or only costs patience.

Farrag, your father may have legal recourse, especially if the seller or professionals involved represented that the renovation was properly permitted when it was not. The first step is to confirm whether a Certificate of Occupancy was required and whether the work was completed. In New York, older properties may sometimes legally exist without a CO, but major renovations can trigger new permit and occupancy requirements. Your father should gather the purchase contract, seller disclosures, inspection report, listing information, emails or texts about the permits, title documents, and building department records. A New York real estate attorney can then determine whether there may be claims for misrepresentation, fraud, breach of contract, or professional negligence. Because the purchase was about a year ago, I would address this promptly. The most important questions are what was represented before closing, who knew about the missing approvals, and what it will cost to bring the property into compliance.

Delphine, I would call her directly and tell her yourself; she deserves that much. Since she's your friend and has helped with previous transactions, she deserves to hear it from you, not through her husband or in a group setting. Keep it kind, brief, and businesslike. You don't have to give a detailed critique unless she asks. You could say something like: I wanted to tell you personally that we've decided to use someone else to list our current home. I really value our friendship and appreciate everything you ve done for us over the years. This was a business decision based on what we feel we need for the sale, and I hope you understand. If she asks why, be honest without being harsh. Explain that communication and responsiveness during this purchase weren't what you needed, so you decided another agent would be a better fit for the listing. This is a professional conversation between you and your agent. The sooner you tell her directly, the less awkward it's likely to become. Don't involve the husbands unless it naturally comes up later. Brenda Ashby | REALTOR® | JohnHart Real Estate | DRE License # 01700249

Cormac, there really isn't a set rule for earnest-money amounts. Around 1% is a reasonable starting point, and your agent's recommendation should reflect what's typical in the Sioux Falls market. In a competitive situation, increasing the deposit can make your offer look stronger, but I wouldn't put down more cash simply for appearances if it makes you uncomfortable financially. More earnest money also means more money potentially involved if there's a dispute over a failed transaction. The bigger issue is making sure your financing, inspection, appraisal, and other contingencies are clearly written so you understand when your earnest money is protected. South Dakota requires the purchase agreement to spell out how earnest money is handled, and if a transaction doesn't close, releasing those funds can require a written agreement from both buyer and seller. So yes, it depends. Put down enough to demonstrate you're serious, but not more than you can comfortably have tied up until closing..

Carol, yes, you may be able to cancel the listing agreement, but it depends on the terms of the contract you signed with the brokerage. Posting the HOA fee as $150 per month instead of $150 per year is a huge error because buyers often factor HOA costs into affordability. Document when you gave your agent the correct information, and request in writing that the broker cancel the listing agreement based on the inaccurate marketing. Before signing with a new agent, make sure you receive written confirmation that the existing listing has been terminated. Also review the agreement for any cancellation fees or protection period that could affect a later sale. If the agent does not release you, contact the managing broker. If necessary, you may want to get a local real estate attorney to review the listing agreement and advise you of your termination rights. Once released, you can interview another agent and make sure all property information, including HOA dues, is verified before the home is relisted. Brenda Ashby | REALTOR® | JohnHart Real Estate | DRE License # 01700249

Silas, a 3-week unpaid temporary layoff may not automatically kill your mortgage commitment, but you should tell your lender. The biggest issue will be the verification of employment and income that happens 10-days before closing. If you are temporarily not receiving pay, the underwriter may ask for documentation from your employer confirming the layoff is temporary, the renovation-related reason for it, and the exact date you are expected to return to work. The issue here is timing. If you return to work and resume your normal income well before your mortgage commitment expires in January, the lender may simply need updated pay stubs and employment verification. If you are still on layoff when you're ready to close, approval could be delayed, or the loan may need to be reunderwritten. Do not try to hide the interruption in income. Contact your loan office now, explain exactly what is happening, and ask what documentation the underwriter will require. Getting ahead of the issue gives you the best chance of avoiding a last-minute problem. Brenda Ashby | REALTOR® | JohnHart Real Estate | DRE License # 01700249

Wesley, you may be able to make the DTI work, but I wouldn't assume the full $2,700 in roommate income will automatically count. When you assume a mortgage after divorce, the lender or loan servicer will generally review your income, debts, credit, and ability to carry the payment on your own. Whether a roommate's income can be included depends heavily on the type of loan and the lender's underwriting rules. Annie Mae does not allow ordinary boarder/roommate income on a primary residence, but there are exceptions. Under the HomeReady program, documented boarder income may be considered if the roommate has lived with you for the required period and you can document the rent payments. The amount that can be used is also limited. Your first step should be to ask the servicer handling the assumption specifically: can documented boarder or roommate income be used to qualify me for this assumption, and what documentation do you need? The biggest point is: don't assume you are stuck qualifying without the $2,700, but don't count on it until the lender confirms that if qualifies under your specific loan program. Brenda Ashby | REALTOR® |JohnHart Real Estate |DRE License # 01700249

Quinn, I agree that waiving the inspection can make your offer stronger, but it also comes with a lot more risk. Uncovering expensive issues with the roof, foundation, plumbing, electrical, or HVAC is what an inspection does. I suggest shortening the inspection period or agreeing not to request minor repairs instead of waiving the inspection completely. An inspection gives you the right to walk away over major problems, so make sure you understand the sacrifice you're making if you decide to forgo the inspection. Just because other buyers are waiving inspections doesn't mean it's the right move for you. Make sure you're financially comfortable with the potential risk before giving up that protection. Brenda Ashby | REALTOR® | JohnHart Real Estate | DRE License # 01700249

Isla, I would start with an independent appraisal and today's market value, then calculate the current equity, not a hypothetical future value. With approximately $420,000 owed, the numbers would look roughly like this: At a $550,000 value, equity is $130,000, and the brother’s 49% share is about $63,700. At a $600,000 value, equity is $180,000, and his share is about $88,200. At a $650,000 value, equity is $230,000, and his share is about $112,700. The aunt's 1% would be $1,800 at a value of $600,000. I would be careful about paying the brother extra for possible future appreciation. Appreciation isn't guaranteed. If you choose to pay a premium because he doesn't want to sell, treat that as a negotiated incentive, not part of the basic buyout calculation. Because the family members disagree and the brother has been living there rent-free while others have contributed toward expenses, I would also have a Utah real estate attorney review the ownership, payments, and proposed buyout before anyone signs anything. Brenda Ashby | REALTOR® | JohnHart Real Estate | DRE License # 01700249

Jason, I wouldn't wait a year just because someone expects prices to drop when rates come down. Delray and Boynton aren't showing signs of a decline, and lower rates could bring more buyers back into the market and increase competition. If you find the right house at a payment you're comfortable with, I'd focus more on negotiating today than trying to time next year's market. As for the $7,800 insurance quote, that's painful, but not unusual for South Florida. Palm Beach County is one of Florida's more expensive insurance markets. Definitely shop it with several carriers or an independent insurance broker, and check the roof age, wind-mitigation credits, hurricane deductible, and flood requirements before walking away from the house. Brenda Ashby | REALTOR® | JohnHart Real Estate | DRE License # 01700249

Michael, yes, the seller's $4,100 tax bill is low because they've owned the home since 2011 and benefited from Florida's Save Our Homes assessment cap. After you buy, the property will be reassessed at current market value the following January, so the lender's $9,800 estimate on a $585,000 purchase is realistic. For a better estimate, use the Palm Beach County Property Appraiser's property tax calculator rather than the seller's current bill. If you close in 2026 and the home is your primary residence as of January 1, 2027, you can apply for the 2027 Homestead Exemption by Marth 1st. However, the bottom line is to budget closer to the lender's estimate until you comfirm the projected taxes with the county.

Harlan, with $3,900 in rent and a $3,600 mortgage, your $300 monthly margin is very thin once repairs, maintenance, insurance, vacancies, and other expenses are considered. You may actually be breaking even or losing money some months. Since you bought for $425,000 and comps suggest $500,000–$550,000 today, you may have meaningful equity. However, because the tenant is under lease through June 2027, selling now could limit your buyer pool primarily to investors. I’d compare your true annual cash flow, your net proceeds if you sell, and your projected equity five years from now. If the property keeps requiring cash and you can exit with strong equity, selling may make sense. If you have reserves and believe in Orlando’s long-term appreciation and rental growth, holding could still be worthwhile. The key question is not whether the rent covers the mortgage; it’s whether your equity could be working harder somewhere else. Brenda Ashby | REALTOR® | JohnHart Real Estate | DRE License # 01700249

Ali, a 60-day rate lock typically protects your quoted rate as long as you close within that period. If the builder delays closing past the expiration date, most lenders allow extensions, though there may be a fee or rate adjustment. Ask your lender now what extension options and costs apply, whether there's a grace period, and whether the builder would cover an extension fee if the delay is on their side. I'd get the lender's extension policy and costs in writing now rather than waiting until the lock is close to expiring. I'd also check the purchase contract to see whether the builder has agreed to cover rate-lock extension costs when a construction delay is on their side. Brenda Ashby | REALTOR®, JohnHart Real Estate, DRE License # 01700249

Hi Owen, you are not stuck. It's not whether you still have the original payoff letter, but whether the old mortgage or deed of trust was officially released in the county records. You should contact a Spokane title or escrow company now and have them check the property records. If the release was recorded, you may be able to obtain a certified copy and proceed. If the lien still appears after the title company check, ask the old lender for a newly signed, recordable release or reconveyance, not just another photocopy. Washing law provides ways to clear a paid-off lien if the lender does not cooperate. This happens, and it is usually fixable. The main thing is to address it before closing os it does not delay your sale.

Camille, the status change is a sign that the seller has accepted an offer, but it does not tell you that the accepted offer was yours. In Greater Chattanooga MLS, contingent is a sub-status of Pending, meaning there is an accepted contract with one or more unresolved contingencies. Those contingencies may involve financing, appraisal, inspection, the buyer selling another property, or other terms of the contract. I wouldn't celebrate based on the listing website change. You should confirm with your agent whether your offer was accepted and provide the fully executed purchase agreement. Until you have the confirmation, the contingent buyer could be someone else. Contingent means the house is under contract; it doesn't mean the sale is guaranteed. Call or text your agent and ask directly. Let them know that you saw the property changed to contingent. Ask: Has your offer been accepted, and do we have a signed contract back from the seller?

Simon, I understand that you've changed your mind and no longer want to sell your property. Talk directly with the agent or the broker to request a mutual release, potentially reimbursing any marketing costs already spent. Check your contract terms; look for a cancellation clause, expiration date, or early termination fees specified in the contract. Whatever the outcome, get it in writing, and ensure you sign a formal mutual release or termination agreement so the listing is canceled in the local MLS and you are free from future commission obligations.

Yes, Brian, I would definitely push back, at least until you see the actual roofing report. A prediction that the roof might leak three years from now is very different from identifying a current defect or active leak. Ask for the written report, photos, and the specific basis for the roofer's conclusion. If necessary, get an independent roofing opinion focused on the roof's present condition and remaining useful life. Given that a replacement would cost close to 10% of the home's value, I wouldn't agree to a full replacement based solely on a buyer-selected contractor's future projection. If there are legitimate current issues, you can negotiate around those rather than automatically replacing an otherwise serviceable four-year-old roof. Brenda Ashby | REALTOR®, JohnHart Real Estate, DRE License # 01700249

Renee, I would get both options in writing before deciding. Ask two Arkansas realtors, preferably one experienced with inherited, rural, or as-is properties, for an estimated sale price, seller net, and how much they can handle remotely. Arkansas lets you verify an agent's license through the state Real Estate Commission. At the same time, get two or three cash offers and compare the actual amount you'd walk away with, not just the advertised price. The FTC has previously found that sellers using a major instant-buying company often received less than they would have through a traditional sale. If the cash offer is reasonably close, the speed and convenience may be worth it. If there's a large gap, an as-is realtor listing could give you the better balance of convenience and price. Brenda Ashby | REALTOR® | JohnHart Real Estate | DRE License # 01700249

Priya, remortgaging to buy out your ex usually doesn't stop you from renting the house later. The key here is the occupancy terms in your mortgage, not the reason you refinanced. Since you've lived in the home for several years, any initial owner-occupancy requirements may already be satisfied, but check your loan docs and ask your mortgage servicer whether you need permission to rent it out, and get the answer in writing. Also check your insurance and any HOA rules. Because you'll be living in Australia, you may also need a local Nevada contact or property manager for legal notices and emergencies.

Marcus, you're not cursed, and I'm sorry this happened to you twice. You are dealing with Fannie Mae's current condo guidelines that require that no more than 15% of the units be 60 days or more delinquent on HOA assessments for a full project review. Your lender's concern about the HOA delinquency rate is an underwriting issue, and it is a problem with the condominium project, not necessarily with your financial qualifications. HOA delinquencies and assessments should be verified before making an offer, so you know going in that the HOA does not have any issues. You may have a legitimate basis to fight for your earnest money, especially if your contract included a financing contingency. The Georgia Association of REALTORS revised its financing contingency forms specifically because buyers were losing earnest money after discovering late in the transaction that their condo development could not obtain lender project approval. Under those provisions, a buyer may have the ability to terminate and recover earnest money up to the closing date if the lender cannot approve the condominium project or its master insurance policy, provided the project approval issue is what prevents the mortgage from being made. I would not automatically accept the statement that "the contract expired, therefore you lose your deposit"; your contract controls these terms. Get a copy of your signed purchase agreement and every financing/condo contingency; a written loan denial stating specifically that the financing was denied because of the HOA delinquency/project approval issue (Georgia's 2026 GAR financing forms were revised to require the denial letter to state the reason for denial); The HOA questionnarie or documentation showing the delinquency percentage; and any emails showing when your lender discovered the problem and when you requested an extension. Then have your agent's broker or a real estate attorney review the contract before agreeing to surrender the deposit. If your broker is holding the money, Georgia rules do not simply say the money automatically belongs to the seller when a closing date passes; disbursement can depend on the contract, written agreement of the parties, a court order/interpleader, or the holder's reasonable interpretation of the contract. If a closing attorney or title company is holding it, the separate earnest money escrow agreement should be reviewed. Bottom line, you are not necessarily out the money. If the lender refused to fund specifically because the HOA failed project eligibility requirements and your financing contingency contains the current Georgia project approval protection, you may have a strong argument for the return of your earnest money. The fact that this happened one day before closing makes getting the lender's written explanation and having the actual contract reviewed especially important.

Dana, you're in a better position than you think. You paid off your debt, improved your income, and kept strong credit. Now the goal is to rebuild your cash. Have a lender look at your income and car payment to prepare you for what down payment you've need. Next, start an emergency fund, ideally enough to cover several months of expenses. After that, build a separate home fund for your down payment, closing costs, and some savings left over after you buy. Keep protecting your credit by paying on time, keeping balances low, and avoiding unnecessary new debt. Decide what monthly payment you feel comfortable with, not simply the maximum a lender says you can afford. Depending on when you sold your condo, you may even qualify as a first-time buyer again under some programs. Also look into WHEDA and Madison-area down payment assistance programs. As you get closer to your timeline, speak with a Madison agent for guidance on what your price range buys. I would focus on saving consistently rather than rushing into another purchase. The goal is to buy again with both good credit and enough of a cash cushion that the home feels sustainable. Brenda Ashby | REALTOR® | DRE License # 01700249 | JohnHart Real Estate

Corey, a low appraisal doesn't automatically kill the deal. You may be able to challenge it if there are errors, missed upgrades, or better comparable sales. If the appraisal stays low, you still have options: lower the price, ask the buyer to bring in more cash, or the two of you split the gap. The key is the purchase contract, because the appraisal and financing terms determine whether the buyer can walk away. So the deal isn't necessarily dead, but you'll want your agent to review the appraisal and contract quickly. Brenda Ashby | REALTOR® | JohnHart Real Estate | DRE License # 01700249

Ronnie, you can absolutely buy land directly from your neighbor without a realtor, and Kansas generally does not require a title company or real estate attorney for a private sale. This is not a simple do-it-yourself deed transaction. You're buying a strip of the neighbor's existing property; this is a little more complicated than transferring an entire parcel. You will likely need a surveyor to create an accurate legal description, and Wichita may require approval of the lot split or boundary change. I would definitely recommend having a title company or real estate attorney check to make sure your neighbor actually owns the land and whether they have a mortgage, liens, easements, or other title problems before you pay. If the neighbor has a mortgage, the lender may need to release that strip of land. So, while you can skip the realtor, trying to eliminate all professional fees isn't a good idea. At minimum, budget for the survey, recording fees, and a title check. Those costs can prevent much more expensive problems later.

Yes, you can buy the house without a buyer's agent, even if you contacted the listing agent directly. Keep in mind that the listing agent represents the seller, not you. Since this involves a VA assumable loan, I'd strongly consider hiring a real estate attorney to review the contract and assumption terms. VA assumptions can have extra requirements, including lender approval and issues involving the seller's VA entitlement. You could save money by skipping a buyer's agent, but it doesn't automatically mean you get the commission as a discount. You would need to negotiate a lower price or seller concession directly. So yes, it can be done without a buyer's agent, but I would still want an experienced real estate attorney involved before signing anything. Brenda Ashby | REALTOR® | JohnHart Real Estate | DRE License # 01700249

Jordon, a big depreciation write-off does not automatically tank your mortgage approval. For self-employed borrowers, lenders don’t just look at the taxable-income number on the front of your return. They perform a cash-flow analysis of the business. Under Fannie Mae’s current conventional-loan guidelines, depreciation reported on Schedule C is specifically one of the expenses that is added back when calculating qualifying cash flow. A few things can change the final number. Your business structure matters; the lender may review one or two years of personal and business tax returns, and they’ll look at whether your income is stable and likely to continue. Fannie Mae requires a formal self-employment cash-flow analysis rather than simply accepting either the taxable-income figure or your accountant’s estimate of your “real” income. Also watch the vehicle financing itself. If there’s a monthly vehicle loan showing on your personal credit, that payment can affect your debt-to-income ratio. If the business actually pays the obligation, however, Fannie Mae has provisions allowing the lender to exclude it from your personal DTI when the payment history and business payment can be properly documented and accounted for in the business cash-flow analysis. Bottom line: you are not necessarily stuck qualifying on the lower taxable-income number. Depreciation is commonly added back for mortgage underwriting, but your qualifying income will be the lender’s calculated cash flow—not necessarily the $120,000 you feel you actually earned. Before applying, ask the loan officer to run a self-employed income analysis using your full tax returns, including the depreciation/Form 4562 information, rather than giving you a prequalification based only on AGI. That should tell you fairly quickly how much of that vehicle deduction can be added back for your particular loan.

Amir, Airbnb is probably not a loophole here. If your mortgage requires the house to remain your principal residence for the first year, a short-term rental is still rental use; changing the length of the tenancy does not make the occupancy requirement disappear. The first thing I would do is pull your actual Deed of Trust and any occupancy rider, and read the occupancy section rather than relying solely on what someone told you over the phone. The standard Fannie Mae/Freddie Mac Virginia Deed of Trust states that the borrower must use the property as a principal residence for at least one year, unless the lender agrees otherwise in writing or extenuating circumstances beyond the borrower's control exist. Simply deciding you bought in the wrong location may not qualify as an extenuating circumstance, but the written-consent provision means it is still worth formally asking the lender or servicer for an occupancy waiver or written permission to convert the property to a rental. Richmond has rules regarding Airbnb in residential zoning districts, so if you plan to move permanently to a cabin and Airbnb the entire house, you could run into city rules in addition to your mortgage. Realistically, your options are: first, ask for written lender permission; Keep it as a primary residence but rent a room; refinance into financing that permits investment-property use; sell it; or buy the cabin while keeping the house. Call the servicer and ask to see the exact occupancy provision that applies to your loan, and then ask what process is needed for obtaining written consent to convert the property to rental use before your first anniversary. If they say no, get that answer in writing. Then price the two real alternatives: an investment property refinance versus selling now, and make your decision from those numbers.

Kellie, yes, there are loan options that may not require a home appraisal. An unsecured home improvement or personal loan is typically based on your credit, income, and ability to repay rather than the home's current condition or value. You can usually find no-appraisal financing through banks, credit unions, and online lenders by asking for an unsecured personal loan or home-improvement loan. Because the home is not used as collateral, these loans generally focus more on your credit, income, and debt obligations. You can also check HUD-approved lenders for home-improvement programs such as HUD Title 1, as well as state or local housing programs. Requirements vary by lender, so specifically ask, "Does this loan require an appraisal or property valuation?" I hope this helps! Brenda Ashby | REALTOR®, JohnHart Real Estate, DRE License # 01700249

Selena, I'd base the decision on the actual rental cash flow, not just the 4.625% mortgage rate. A low rate is valuable, but it doesn't automatically make the townhome a good rental. You have roughly $40,00 in equity before selling. Find out what it would realistically rent for, then subtract the mortgage, taxes, insurance, HOA, repairs, property management, and vacancy rate. As a benchmark, currently Lincoln data shows average townhome rents around $1,600 for a 2-bedroom and $2,038 for a 3-bedroom. If it still produces a few hundred dollars monthly after all of that, keeping it makes sense. If it barely breaks even, I'd lean toward selling rather than taking on landlord risk just to keep the low interest rate. There are also tax implications of selling now versus converting it to a rental to consider. If this has been your primary residence for at least two of the five years before you sell, you may qualify to exclude up to $250,000 of capital gains, or up to $500,000 for married couples filing jointly. If you convert it to a rental, rental income and expenses have their own tax rules. I wouldn't automatically sell, because $40k of equity plus a 4.625% fixed mortgage rate could be a really nice starting point for a long-term rental.

Warren, the first thing I would do is have a Kentucky real estate attorney or title company examine the current deed before having the brothers sign anything. The document you need depends entirely on how ownership is shown on that deed. If your father-in-law inherited the house and he alone is on title, his late wife's name being on the bank account does not give her children an ownership interest in the property. In that situation, there is nothing for the brothers to give up. However, if the wife was on the deed, then the exact wording matters. Kentucky law distinguishes between spouses holding property with an express right of survivorship and holding it as tenants in common. If she owned an interest that passed to her children, the children may actually have a title interest that needs to be conveyed before or at closing. You are correct that an Affidavit of Descent may be involved, and there is an important distinction. Under Kentucky KRS 382.120, an affidavit used to establish inherited property can actually be signed by one of the heirs, or by two Kentucky residents who had personal knowledge of the family and inheritance facts. It identifies the deceased person and the heir who inherited the property. Affidavit of Descent does not make an heir surrender their ownership interest. If the brothers actually inherited part of the property, the agent may be describing a deed conveying or releasing their interest, accomplished with a quitclaim deed, rather than an affidavit saying they aren't claiming anything. Kentucky law recognizes an agent's authority under a power of attorney to sell, convey, quitclaim, or release the principal's real estate. Your sister-in-law's power of attorney only allow here to act for her father; it does not allow her to sign away her brother's interest or act for her deceased mother. The rental bank account is a completely separate estate issue and should be reviewed, especially since your mother-in-law died without probate. My suggestion before doing anything, I would ask a title company to issue a preliminary title report. That should tell you exactly who currently holds title and what document, if any, each family member must sign. I would not have the brothers sign a waiver until you've determined what documents are needed.

Melissa, the short version is that commissions can still take a pretty noticeable bite out of the seller’s proceeds, even after all the rule changes. There isn’t a set commission in Georgia—broker compensation is negotiable. But nationally, the average buyer-agent commission was about 2.43% in Q2 2025, and Redfin reported that most sellers were still choosing to cover the buyer agent’s compensation. Georgia’s current REALTOR® guidance also specifically contemplates sellers agreeing to pay a buyer broker’s compensation at closing. So, just as an example, on a $500,000 sale: 2.43% to the buyer’s agent = about $12,150 If your own listing-side fee were 2.5%, that’s another $12,500 Combined, you’d be at roughly $24,650, or 4.93% of the sale price, before the other seller closing costs That’s why the effect on your next-home budget can feel much larger than people expect. You aren’t just looking at what your house sells for—you care about the net proceeds you actually carry into the next purchase. As far as buyers skipping agents entirely, it’s still very much the minority. NAR’s 2025 buyer survey found that 88% of buyers purchased through a real estate agent or broker. So there are unrepresented buyers, but they haven’t become the norm. One important catch: showing up without a buyer’s agent does not automatically entitle the buyer to a 2%–3% discount. The buyer can absolutely negotiate on the theory that the seller may have one less transaction expense, but whether the seller actually saves that money depends on the seller’s listing agreement and how compensation has been structured. The seller may keep the savings rather than pass all of it through in a lower price. That’s probably the most useful way to look at it: an unrepresented buyer can potentially create room for a better deal, but the real opportunity is to negotiate based on the seller’s net, rather than assuming there’s a fixed “buyer-agent commission” sitting there waiting to be deducted from the price. Brenda Ashby | REALTOR® | DRE License # 01700249 | JohnHart Real Estate

Kevin, the layout is probably the main objection, but that can still become a pricing issue. The steady traffic, second showing, and packed open house suggest buyers are interested enough to come through. The repeated "love the price, not the layout" feedback means that tri-level simply appeals to a smaller buyer pool. I wouldn't rush to cut the price, but if you keep getting showings with the same feedback and no offers, the market may be saying buyers need a bigger value incentive to accept the layout. Yes, patience may help, but ultimately, the layout is the objection and price is the lever you can adjust.

Marcus, I’d focus on the return you’re getting on your equity. At a $650K value with a $340K mortgage, you have about $310K in gross equity tied up in a property that barely cash flows. That doesn’t automatically mean sell, but it does mean you should ask whether that equity could work harder elsewhere. Before doing anything, have a CPA estimate what you’d actually net after selling costs, taxes, and depreciation recapture. If the after-tax proceeds are substantial and the rental’s total return is weak, I’d seriously consider selling, wiping out the $25K credit-card debt, keeping a solid cash reserve, and reinvesting the rest carefully. I’d be more cautious about putting a large amount into your friend’s house-flipping business. Even with someone you trust, treat it like any other investment: review the track record, understand the risks, and get the deal documented.

Owen, I wouldn't drop the price. Thirty showings in eight days, plus a few second looks, means buyers are interested. But zero offers is still a signal that something- price, condition, layout, or competition- is holding them back. Use the open house as one more data point and ask your agent for specific feedback, especially from repeat visitors. If you still get strong traffic but no offers afterward, then a meaningful price reduction may be worth considering. For now, eight days is still early.

Fiona, I would not sign anything saying you cancelled the deal or owe $7,000 until a Colorado real estate attorney reviews your paperwork. Whether you owe a fee depends on your listing agreement and any short-sale documents you signed. Since the bank cancelled the short sale after approving your loan modification, that may be different from you voluntarily backing out. The changing amounts, $11,000, then $7,000, then $2,000, then back to $7,000, are also a reason to not sign. Request something in writing from the brokerage explaining exactly why they believe you owe the fee, which contract provision applies, and how they calculated it. Until you have that documentation and legal advice, I would not sign an admission that you owe the money that the agent is trying to collect. Brendsa Ashby, Realtor®, JohnHart Real Estate, DRE #01700249

Michael, the waiting period after a bankruptcy depends on the type of loan you are trying to use and whether your mobile home is considered real property or personal property. For traditional mortgage financing, common waiting periods after the bankruptcy discharge are: - FHA: generally 2 years after discharge, provided you have re-established acceptable credit. - VA: typically about 2 years after discharge, although the lender will also review the circumstances surrounding the bankruptcy and your credit since then. -Conventional/Fannie Mae: generally 4 years after discharge, although certain documented extenuating circumstances may reduce that to 2 years. The most important issue with a mobile home refinance is how the home is titled. If the home is permanently attached to land and classified as real estate, traditional mortgage guidelines may apply. If it is titled as personal property, meaning it's on leased land, in a park, or the state still shows a certificate of title on it like a vehicle, then it is personal property, and you are in chattel financing. In that case, the lender will have its own bankruptcy and credit requirements. You may not necessarily have to wait four years. I would recommend speaking with a lender who specifically finances manufactured homes and giving them your Chapter 7 discharge date, current credit score, whether you own the land, and how the home is titled. That will determine which refinance programs you may qualify for now. Brenda Ashby | REALTOR® | JohnHart Real Estate | DRE License # 01700249

Hi Doretha, the unpaid principal is generally less than the total unpaid balance on your home. The unpaid principal is the amount of the original loan that you still owe, while the total unpaid balance may also include accrued interest, fees, or other charges needed to close in the payoff demand. Brenda Ashby, REALTOR® | JohnHart Real Estate | DRE License # 01700249

Noland, yes, it works; just don't expect a huge response rate. Keep it short and personal; mention that you live/walk nearby, genuinely like the house, and would be interested if they ever decide to sell. Do your homework and check COMPS and provide a specific price range and proof you can actually close. Make it clear there's no pressure and leave your phone number and email. Go into it knowing you may hear nothing for months, or ever. Worst case, nothing happens. Best case, you get the first call before the house goes on the market.

Hi Mattie, I’m very sorry for the loss of your son. I understand that you need the house appraised for probate court by August 18, 2026, and I know that deadline is coming up quickly. What I suggest is making two phone calls as soon as possible. First, call the probate court clerk or the estate attorney and ask for an extension on the August 18 deadline. Ask whether an extension is available and what you need to do to request one. It is much better to address the deadline before it passes, so I would make this your first call. Second, call a licensed appraiser in the county where the house is and say: “I need a retrospective appraisal for probate, effective as of my son’s date of death.” That wording is important because probate may require the home’s value as of the date he passed, not its value today. Make sure the appraiser knows this is for a probate matter and confirm that they handle retrospective/date-of-death appraisals. Even if you can get the appraisal completed before August 18, I would still contact the court or attorney right away so you understand your options regarding the deadline.