Answers by Lauren Friedman

I’m so sorry this happened. Losing your job right before closing is stressful, and the earnest money question depends on the exact terms and deadlines in your purchase contract. In many cases, the key issue is whether your contract still has an active loan contingency or financing protection. If your loan contingency is still in place and you can no longer qualify for the loan, you could have the right to cancel and request your $5,000 earnest money back. However, if the loan contingency has already been removed or the deadline has passed, the seller could argue that they are entitled to keep the deposit. The first thing to do is contact your Realtor and lender immediately. Ask your lender to provide written confirmation that the loan cannot proceed because of the job loss. Then your Realtor can review the contract deadlines and help you submit the proper cancellation documents if you are still protected. I would not assume the seller automatically gets to keep the money just because closing is close, but I also would not wait. Two weeks before closing is urgent, and the contract language matters. My practical advice: get everything in writing today, review the financing contingency, and move quickly through the proper cancellation process. This is one of those moments where having an agent who is calm, detailed, and protective of your timeline really matters. Disclaimer: This information is for general purposes only and should not be considered legal advice. Please consult a qualified real estate attorney with any questions regarding your specific situation.

You're already thinking like a smart seller — first impressions are made in seconds, and listing photos are often the first first impression. Here's where to focus your budget: 1. Fresh paint or new siding If the vinyl is faded or warped, a full replacement pays off — but if it's structurally sound, a professional power wash and a coat of exterior paint can work wonders for a fraction of the cost. Stick to clean, neutral tones that photograph well. 2. Front door upgrade This is the single highest-ROI exterior project, full stop. A bold, fresh front door — think a classic navy, black, or deep red — instantly elevates the whole facade. Add new hardware and updated house numbers while you're at it. 3. Landscaping cleanup You don't need a full redesign. Trim overgrowth, add fresh mulch, plant a few flats of seasonal color near the entry, and edge the lawn cleanly. Clean and intentional beats elaborate every time. Bonus touches: Replace any dated light fixtures, clean or repaint the garage door, and pressure wash the driveway and walkway. These details show up clearly in photos and signal "well cared for" to every buyer who pulls up. The goal isn't a renovation — it's making buyers feel excited before they even walk through the door. With those three focus areas, you'll be in great shape.

Great tenants are actually an asset here — but how you sell depends on who you're selling to. Here's how to think through it: Selling with tenants in place-If the numbers are solid, you can market to investors right now — they often prefer a tenant-occupied property with a proven rent history. No showings stress, no vacancy period, and you could be under contract before the lease even expires. The trade-off: your buyer pool is smaller, and you'll typically net a lower price than selling to an owner-occupant. Waiting until the lease ends-If you want top dollar and maximum buyer interest, waiting six months opens the door to owner-occupant buyers — usually the larger, more competitive pool. A vacant, staged home also photographs better and shows more freely, which matters. A middle path worth considering-Talk to your tenants now. Some tenants will cooperate fully with showings in exchange for flexibility on their end — others may welcome an early exit if you offer to cover moving costs. You might be surprised. Their cooperation (or lack of it) will largely determine how smooth a tenant-occupied sale can be. Six months isn't long in real estate. If your tenants are great and the lease is clean, I'd lean toward honoring it, using the time to prep and price the home, and hitting the market fresh the moment it expires. Rental Disclaimer: Rental properties are subject to existing lease terms, tenant rights, local rental laws, notice requirements, and any applicable rent-control or just-cause eviction rules. Before listing or selling a tenant-occupied property, the owner should review the current lease, consult their Realtor, and seek guidance from a qualified real estate attorney or local housing authority when needed. This information is for general guidance only and should not be considered legal advice.