Answers by Jordan Smith

Grady, you have more options than you might think. With that much equity and strong rent, look at DSCR loans, which qualify mostly on the property's rental income instead of your personal credit. Rates and fees run higher, and many want a minimum score, so compare a few lenders. A private or hard money loan is another route, but treat it as short term only. Before selling, run the math on what you'd net after commissions, closing costs and possible capital gains or depreciation recapture, since that can eat into a $185k gain. Here in Ogden, a rental that cash flows that well is hard to replace. I'm an investor myself and happy to talk through numbers or connect you with lenders who do this. Feel free to reach out anytime.

Isla, start with a real number instead of a range. Get an independent appraisal that everyone agrees to in advance, and maybe a broker price opinion as a second check. Then the buyout math is roughly his percentage times the equity, adjusted for anything you agree on like back rent, mortgage payments you've covered, and the closing costs a sale would have cost him anyway. Paying extra for "future appreciation" is a negotiation point, not a rule, and it cuts both ways since he'd also avoid sale costs. Also check whether the under 4% loan is assumable or whether a refinance is required, since that changes everything. A real estate attorney can paper the deal and handle the aunt's 1%. Glad to talk it through if it helps.

Kevin, 121 days usually means price, condition, or both, and that gives you room to negotiate. When you tour, focus on the big ticket items: roof age, foundation cracks, water heater and furnace age, electrical panel, plumbing type, and any signs of water in the basement. Ask the agent for price history, any failed contracts and why, and whether the seller has inspection reports or bids. Cosmetic work like paint, flooring and fixtures is the good kind of fixer. Structural, sewer line or full systems replacement is where budgets blow up, so get a sewer scope in Utah's older neighborhoods. I'm a licensed general contractor and walk a lot of these with buyers. Feel free to reach out if you want a second set of eyes.

Joseph, rent-backs are pretty common, especially with new build delays. In Utah it's handled in the REPC through the possession terms and usually a short post-closing occupancy agreement. The cleanest approach is to include it in your counteroffer up front rather than surprising the buyer later. Spell out the number of days, daily rent (often near the buyer's daily mortgage cost), who pays utilities, a deposit held for damages, and what happens if you stay late. If the buyer is using an owner-occupant loan, check that a long rent-back doesn't conflict with their lender's move-in rules. A 30 day window is often workable. Happy to share more if you have questions.

Absolutely, and offering full price makes the request stronger. In Utah this is written into the REPC as seller-paid closing costs or concessions. Another option is offering slightly above asking with the seller paying your costs, so their net stays similar and you keep cash in hand, as long as the home appraises. Check your loan limits first: FHA, VA and conventional each cap how much a seller can contribute. Also ask your lender about Utah Housing down payment and closing cost programs for first-time buyers. If the home has had steady showings, a concession may get pushback, so let the market time guide you. Congrats on getting this close, and feel free to reach out with questions.

Dustin, yes, you should go. You're the one paying for the inspection and buying the house. In Utah the inspection is part of your due diligence period under the REPC, so understanding what the inspector finds is the whole point. Pushback usually comes from the seller wanting less traffic or liability worries, not hiding anything. A good compromise is to arrive for the last 30 to 60 minutes so the inspector can work, then walk through the findings with you. That's also a great time to measure rooms. Ask your agent to put it in writing with the listing agent so everyone knows the plan. As a licensed general contractor, I always tell buyers the walkthrough with the inspector is the most valuable hour of the process. Happy to help if you have more questions.

What “Broom Swept” Means in Utah (Real World + REPC Context) Under the Utah REPC, “broom clean” or “broom swept condition” is not defined with super strict legal detail, which is why it gets interpreted based on custom, reasonableness, and prior court/arbitration outcomes. The Practical Standard (What It Actually Means) Think of it like this: You’re delivering the home empty and reasonably clean, not professionally detailed. Expected: All personal belongings removed Floors swept or vacuumed Counters wiped down Major debris and trash removed Cabinets and drawers emptied Bathrooms wiped out (not sanitized to perfection) Yard cleared of obvious debris Not Required: Professional deep cleaning Carpet shampooing (unless specifically agreed) Paint touch ups Nail hole repair (unless excessive or agreed) Making it look “show ready” again How Utah Courts and Arbitration Tend to Interpret It While there is not a famous Utah Supreme Court case that hyper defines “broom clean,” disputes that make it to mediation or court generally follow this logic: 👉 “Broom clean = free of debris, garbage, and personal property, with a basic level of cleanliness a reasonable person would expect.” Courts and arbitrators typically look at: Was the home empty? Was there trash or construction debris left behind? Was the condition materially worse than when the buyer saw it? Would an average person feel it was left in good faith? If the answer is yes to cleanliness and good faith, sellers are usually fine. Where Sellers Get in Trouble This is where people misjudge it: Leaving behind piles of trash in garage or backyard Food in fridge or cabinets Excess dust, grime, or sticky surfaces Pet waste or strong odors Random leftover items like paint cans, chemicals, or junk That crosses from “not perfect” into “not broom clean.” The Simple Rule I Tell My Clients If you walked into the home as a buyer and thought: “Cool, I can move in without dealing with someone else’s mess” …you’re good. If the buyer would need: a shovel a dumpster or a deep cleaning crew just to start …you’ve gone too far the wrong direction. My Advice for You (Balanced Approach) You don’t need to go overboard. Do this and you’re dialed: Empty everything completely Do a solid wipe down of surfaces Sweep and vacuum Quick bathroom and kitchen clean Take one last walkthrough like a buyer That’s it. Pro Tip (This Saves Headaches) Right before closing, send your agent (👀 this is where I come in) a quick video walkthrough. We can flag anything that might trigger a complaint before it becomes a problem.

Here is a simple breakdown of the most common options: Conventional Loan As low as 3% down (first time buyer programs) More commonly 5% to 20% If under 20%, you will have PMI FHA Loan 3.5% down More flexible on credit Requires mortgage insurance VA Loan (if eligible) 0% down No monthly mortgage insurance Strong option for Hill AFB buyers USDA Loan (rural areas) 0% down Location and income restrictions apply Closing Costs (What to Expect) Typically: 2% to 5% of the purchase price On a $400,000 home: Roughly $8,000 to $20,000 This includes: Lender fees Title and escrow Prepaid taxes and insurance Appraisal and inspections 💡 Important: In many Utah deals, we negotiate seller concessions to cover part or even all of this. Will Your Agent Tell You How Much You Need? Short answer: Yes but with a team approach. Here is how it actually works: Your Lender Gives you exact numbers Breaks down monthly payment Calculates cash to close Your Agent (me, ideally 😉) Helps you strategize how to reduce that number Negotiates: Seller paid closing costs Price reductions Rate buydowns What You Should Expect as a Buyer Before you start shopping seriously, you should know: Estimated down payment Estimated closing costs Monthly payment range Cash to close (total out of pocket) Real Talk (This Is Where Most People Are Surprised) A lot of buyers think: “I need 20% down” That is not true anymore. Many buyers in Utah are getting in with: 3% to 5% down PLUS getting seller concessions to help with closing costs Simple Example $450,000 home with 3% down: Down payment: ~$13,500 Closing costs: ~$10,000 Seller concessions: -$10,000 👉 Total out of pocket: ~$13,500

Home inspectors in Utah perform a visual, non invasive inspection and cannot open walls, move personal items, or access unsafe areas. They are generalists, not specialists, and do not test for things like mold, meth, or radon unless specifically added. An inspection is a limited snapshot of the home’s condition, which is why additional specialized inspections are often recommended.

If your home appraises higher than your accepted offer, you are typically still bound to the contract price unless there is a valid contractual reason to renegotiate or cancel. The appraisal benefits the buyer, not the seller. This is why it is critical to hire a listing agent with strong experience, recent sales, and a proven track record as a top listing agent. The right agent will price strategically, create competition, and negotiate effectively so you do not leave money on the table.

No need to worry about making repairs or cleaning anything out. As an investor, licensed agent, and end cash buyer, I am very familiar with homes in this condition and am comfortable purchasing it completely as is. There will be no inspections, no appraisal, and no requests for repairs or concessions. You are welcome to leave anything in the home and I will take care of everything after closing. I want this to be a smooth and easy process for you. If you or anyone you know finds themselves in a similar situation in the future, feel free to reach out.