Answers by Shane Parker

You don’t need “buzzwords” the most important thing is you need clear and honest answers from your inspector. Ask the inspector to point out anything that could cost you money, fail soon, or is or will be a safety issue even if it’s borderline. This is what I would pay the most attention to: Roof Foundation Furnace / HVAC Electrical panel & wiring Plumbing (especially older materials) Sewer line (VERY important) Attic or crawl space

Yes, you can still get a mortgage if you owe taxes. What matters most is how the situation is being handled, not the fact that you owe. If you have an active payment plan with the IRS and you’ve been making your payments on time—typically for at least 3 to 6 months—you can still qualify for a loan, including conventional, FHA, or VA. Lenders will view this as a managed obligation rather than a red flag. However, if you don’t have a payment plan in place, are behind on payments, or have an unresolved tax lien, that’s when lenders may deny the loan or require the issue to be resolved first. Lenders will also factor your IRS payment into your debt-to-income ratio, just like any other monthly debt. So if you’re paying, for example, $400 per month to the IRS, that amount will count against what you can qualify for. Since you’re a 1099 contractor, lenders will also review your last two years of tax returns and average your income, so your write-offs and reported income will play a role in your approval. As long as you stay current on your IRS payments, have proper documentation of your payment plan and payment history, and your income supports the loan, you should still be in a strong position to get approved.

When you’re choosing a real estate agent, you don’t need a long list of questions—you just need to focus on the right things that actually impact your experience and your money. What I always tell buyers is this: you’re not hiring someone just to open doors. You’re hiring someone to guide you through one of the biggest financial decisions you’ll make, help you avoid costly mistakes, and negotiate on your behalf. You want to ask about an agent’s recent experience—how active they are in today’s market—not what they did years ago. You also want to understand what they actually do for you beyond scheduling showings. A strong agent should be helping you with strategy, identifying opportunities, structuring offers, and protecting you during inspections—not just sending listings. Negotiation is another big one. You should be asking how they help buyers win deals without overpaying. Every deal is different, and the right agent knows when to push, when to pull back, and how to position your offer in a way that gets accepted while still protecting you. Communication and availability matter more than most people realize. You want someone who responds quickly and is actually involved in your deal—not someone who hands you off or disappears when things get busy. A good agent should be guiding you through the inspection process, helping you understand what’s serious and what’s not, and making sure you don’t walk into something that turns into a money pit. It’s also important that your agent understands the current market and can point out red flags when walking a property—things that could affect value, resale, or cost you later. At the end of the day, the right agent should be educating you, asking you the right questions, and making you feel confident—not pressured. If you feel like you’re being sold instead of guided, that’s usually a sign to.

A strong agent will guide you through everything, help you avoid mistakes, and negotiate on your behalf. Getting pre-approved is a great first step and honestly one of the most important. It shows you what you can afford and tells sellers you’re serious. But that’s not the only thing you’ll need. Your lender is going to ask for documentation to verify your financial situation. This usually includes your last two years of tax returns (especially important if you’re 1099), income documentation, bank statements to show your down payment and reserves, and a breakdown of your debts. They’re basically making sure you have the ability to repay the loan. You’ll also need to have your down payment ready, along with closing costs, which are typically around 2–6% of the purchase price. Some lenders may also want to see that you have a little extra money left over after closing. Once you’re pre-approved, the next step is to connect with an agent (hopefully they do a buyers consultation) and sign a buyers agency agreement. From there you can start looking at homes, and then submit an offer when you find the right one. When you do, you’ll end up signing documents like a purchase agreement, a seller’s disclosure, and possibly a buyer agreement with your agent. The biggest thing to understand is that pre-approval alone isn’t enough—you also need solid documentation, stable income, and the right team helping you through the process. In simple terms, buying a home comes down to three things: having the money, being able to prove it, and having the right people helping you along the way.

Good evening Mary, I agree with Chris, it is a good idea to get a pre listing inspection. In doing that you will know any potential problems that will come up on a buyers private inspection report, and hopefully you can correct them. That helps put a buyer at ease and may save you time and money negotiating repairs or price during the buyers private inspection contingency,