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Zero2Cool
2021-05-07T21:09:04Z
Originally Posted by: dfosterf 

Edit:

For shits and grins I called the listing agent on that property on Haven Rd. representing I was calling on my own behalf from VA with a possible interest in a move to GB. She told me it's an accepted contract, not gonna fall through, and ya, all the good ones are going in one to two days, and ya, she's heard about the crazy shit here.
That tells me if you want to buy now, you are in for some frustration based on your concerns and perceptions. You would have to move fast, and don't seem inclined to do so.



Thanks for calling! I'm perfectly fine moving fast. I am not fine being forced to move fast. If things all fall in line quickly, hell yeah, that is great! I just won't be told "hey someone came in with 2K more than your offer, you want to jump them?". Depending on where I'm at with my offer, I might say 1K over theirs and see where the dust settles. If the agent balks at that saying I need to go higher, I walk. If the agent comes back saying my offer was topped again, I walk.

I'm going to update the original post here with what my "needs" are.
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dfosterf
2021-05-07T22:21:38Z
All this anecdotal stuff about what agents have done to screw people over is mostly a bunch of bullshit in the normal course of the business. No one has brought up the great check and balance to overpaying for a home. It has to appraise at the sales price or higher to keep the transaction together, or the buyer can walk. The listing agent knows this, the buyers agent knows this, and the owner knows this if the listing agent has even minimal expertise. That home goes off the market in the interim...At 95% loan to value, your buyer agent is not going to recommend that you overpay in order to get a signed contract, unless you have expressed a willingness to jack up your down-payment in the event it doesn't appraise, and in a rapidly appreciating market, this is what all parties sweat, as the appraisers use sold properties for comparable to subject properties. The level of mis information in this world amazes.You know who gets really pissed off when a house sells in like two days? The SELLER. " My agent is an idiot! I could have got x amount more! etc etc etc." This usually occurs after settlement, as he sweats the process too, but gets real forgetful about shit like the appraisal coming in right at the actual selling price..

Your problem in this market isn't greedy realtors, it's buyers that have a better down-payment ability. The house you saw that is under contract with a contingency is a great example. That listing agent didn't even ask me my level of interest in it, if I wanted to put in a back up offer...nothing. That speaks volumes, to me. I don't know this, but I bet I'm correct in assuming the contingency is the selling of a desirable house by the buyer, and this agent may have got that listing too, btw. And alot of cash cash going towards the house you were interested in, up to and including an all cash offer, and at or near full price. That is what happens in a sellers market...Nobody in that transaction would give a crap about an appraisal except possibly the buyer when they see the number if it came in lower than anticipated...if their bank even needs one, if there even is a bank involved. Equity is a wonderful thing. What you SHOULD be doing right now is shopping realtors, and next shopping banks, but instead you are shopping for houses, which frankly, is only good for educating you on your market, not getting a decent deal on a home you would actually want...in short, kinda wasting your time a bit.

Don't despair, though...in a sellers hot market, this time of year, sellers are putting their homes on the market at a rapid rate. The key is to get in the house quick, and this times sales are 90 days from nows comps...which means some quick appreciation for all who got in...see appraisal and sold mention for quick explanation on that.
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damn skippy I'm an owner. I currently own a full .000018 % of the Packers
Zero2Cool
2021-05-08T01:21:52Z
Why would the seller care about the down payment? They get all their money regardless of what the buyer puts down.

This place here basically checks off everything I am needing and wanting.
https://www.coldwellbank...75841071/detail?src=list 
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Zero2Cool
2021-05-08T02:02:06Z
Originally Posted by: wpr 

I like the metal roof on the Tulip house. More than likely you will never need to replace it. This house is not in the flood zone. It ends about a block or two south of the house in the ACE hardware parking lot near their green houses. Most of the flood zone in south of Glendale Ave. I like the deck even if it needs a little care. You can grill brats before the game. Bathroom looks tiny but it is what it is. Check to see if the mortar in the chimney bricks has cracks or is coming loose. I like on demand water heaters. You don't have to pay to keep reheating the same water over and over again. We had one in my office but it only lasted a few years. I don't know why. Maybe my brother bought a crappy one.

Velp Ave
I like the table/counter against the wall. It makes use of limited space. It may not be but the kitchen looks bigger. Could be tricks of the camera. No a/c upstairs can be brutal but a window unit or two will work.
The flood zone is a long ways away. North of town in the woods off of Bridge rd. Also south of your place across the rd from the Chambers Hills storage units on County HS. I like the larger lot too.



It's looking like this one is the only one that doesn't have Contingent labeled on it, lol.

https://www.coldwellbank...75816497/detail?src=list 
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wpr
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2021-05-08T02:24:31Z
Originally Posted by: Zero2Cool 

It's looking like this one is the only one that doesn't have Contingent labeled on it, lol.

https://www.coldwellbank...75816497/detail?src=list 



It's not a bad house. Good roof. Updated kitchen. Basement looks like it's in good shape. I zoomed in on the chimney. They did some work on the brick but I can't see if there is some more that need to be tuck pointed.
"Well, they might kill you, but they won’t eat you." Uncle Teddy
dfosterf
2021-05-08T03:05:12Z
Quote:

Originally Posted by: Zero2Cool 

Why would the seller care about the down payment? They get all their money regardless of what the buyer puts down.

This place here basically checks off everything I am needing and wanting.
https://www.coldwellbank...75841071/detail?src=list 


Because they want the sale to go through. If you put 5% down, the bank is going to send an appraiser that is making sure that the home is current value is 5% more than the loan. If it's 10% down, the bank is not as worried as it is at 5%. If you put 20% down, the bank is going to want another tight appraisal, because now the buyer is looking to avoid mortgage insurance. If you put about 25% or more down, they might only do a drive by appraisal, not even going in the house. If you put 50% or more down, they probably will not even order any appraisal. The seller is at risk of having his home off the market for several weeks in a hot market because appraisers are busy, and if the home doesn't come in at the selling price, the 5% buyer has the option to walk away from the agreement, because a selling contract includes language that allows him to do so if the loan doesn't go through on the terms specified. There are many sellers that will reject a 95% ltv buyer out of hand in certain hot markets. I don't know your market, and you may find out about it the hard way...its a possibility. This is another reason to get someone that knows your market. You could pick a bank that uses appraisers from outside your market, has no real expertise in determining where the market went from the comparable sold sales, and gives the home a low appraisal because of it. Large banks, for example, are notorious for this. A listing agent would advise his client that the buyers bank sucks, the appraisers suck, and I wouldn't recommend the risk of taking this guy's offer. Conversely, a buyer agent is going to advise you about banks that use local appraisers that know the market... That property on Zuderzee is also under contingent contract.I assume you are linking to show what you like. I like it too. So does everybody else, or at least one buyer. I assume you know you are paying for the appraisal, probably 250 to 300 bucks. Just imagine you are a seller that is using the proceeds of the sale to buy another home....that happens about 80% of the time. He sees the rapid acceleration in prices you see, and he sees interest rates lower than what he was paying. He has to move, has to plan for it...he decides to make an offer on another home contingent on the sale of his home. This is great, except one problem...in order to get the seller of the home to accept the contingency, the buyer has to convince the seller that your sale is solid...that's right, your seller is going to be presenting your offer that he has received, including Financials to HIS seller. THAT'S why he cares about where and how the money comes to him at settlement.....
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damn skippy I'm an owner. I currently own a full .000018 % of the Packers
Zero2Cool
2021-05-08T12:04:33Z
Originally Posted by: dfosterf 

Because they want the sale to go through. If you put 5% down, the bank is going to send an appraiser that is making sure that the home is current value is 5% more than the loan. If it's 10% down, the bank is not as worried as it is at 5%. If you put 20% down, the bank is going to want another tight appraisal, because now the buyer is looking to avoid mortgage insurance. If you put about 25% or more down, they might only do a drive by appraisal, not even going in the house. If you put 50% or more down, they probably will not even order any appraisal. The seller is at risk of having his home off the market for several weeks in a hot market because appraisers are busy, and if the home doesn't come in at the selling price, the 5% buyer has the option to walk away from the agreement, because a selling contract includes language that allows him to do so if the loan doesn't go through on the terms specified. There are many sellers that will reject a 95% ltv buyer out of hand in certain hot markets. I don't know your market, and you may find out about it the hard way...its a possibility. This is another reason to get someone that knows your market. You could pick a bank that uses appraisers from outside your market, has no real expertise in determining where the market went from the comparable sold sales, and gives the home a low appraisal because of it. Large banks, for example, are notorious for this. A listing agent would advise his client that the buyers bank sucks, the appraisers suck, and I wouldn't recommend the risk of taking this guy's offer. Conversely, a buyer agent is going to advise you about banks that use local appraisers that know the market... That property on Zuderzee is also under contingent contract.I assume you are linking to show what you like. I like it too. So does everybody else, or at least one buyer. I assume you know you are paying for the appraisal, probably 250 to 300 bucks. Just imagine you are a seller that is using the proceeds of the sale to buy another home....that happens about 80% of the time. He sees the rapid acceleration in prices you see, and he sees interest rates lower than what he was paying. He has to move, has to plan for it...he decides to make an offer on another home contingent on the sale of his home. This is great, except one problem...in order to get the seller of the home to accept the contingency, the buyer has to convince the seller that your sale is solid...that's right, your seller is going to be presenting your offer that he has received, including Financials to HIS seller. THAT'S why he cares about where and how the money comes to him at settlement.....



So, since my comfortable range is under $200,000 I should just skip this process, forget getting an agent and keep renting? The house my ex girlfriend has was $180,000 and closing costs and everything was under $8,000 out of her pocket. That was end of 2017. I'm looking in same area and same price range. I was figuring I'd be looking at spending the same out of pocket as well, or double.
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dfosterf
2021-05-08T13:16:20Z
You can stick to your 5% down plan, heck you can go to 3% down under fha, but you asked why sellers care about down payments because they get the same money at the end of the process and I told you why. As far as closing costs, I cannot advise you exactly on that because I don't know who pays the transfer tax in Wisconsin...I think the seller does there but here and many states it is split. I would imagine your out of pocket expenses would be similar to your ex gf, slightly less percentage wise 190 vs 180 due to the fixed nature of a couple of the costs. As far as what you do...Yes, if you think you cannot proceed by going to get an agent and getting a bank approval, I personally recommend you just rent. This is the biggest investment you will make in your lifetime, and without representation you are a babe in the woods, so to speak. You would not even know you were being screwed over while it was happening in so many scenarios. The first thing an agent would do is give you a breakdown of closing costs based on your comfort zone, it would have already occurred if you listened to me, but instead, you ask questions and ignore the advice if you don't like what you are hearing. So rent. It's a mistake, but rent.


Example: You wing it on your own. The inspector discovers that the heat pump is on its way out and recommends replacement. You tell the sellers agent, and they agree to take 8k from the proceeds and give it back to you at settlement, because you can have it repaired, they got an estimate and show it to you. You walk away from closing having only paid maybe a thousand instead of the 9k planned. Good deal? Maybe, probably not. You call the HVAC Co. and they tell you that while they CAN fix it, they recommended replacement with a more efficient model, along with the air handler, and that will be 12,599. Fix it or replace? Had you had an agent, he would have warned you about this and negotiated a better deal in my scenario, as ugly as it is.

My point is.. shit happens. It might not happen to you, and everything would go as planned, you stand in wonder as to why people pay the 4,5,6 percent to re agents when they sell. You continue to think that the pay is for finding you the right house. It is not. Realtors start to earn their pay, both listing agents and buyers agents, once the home is found and the process of contract to walking away from settlement with a happy buyer and seller begins. It starts with an honest acknowledgement that you don't know what you don't know. A good buyer agent is going to explain things to you as you go, why they are making the recommendation they are making, and importantly, ease your natural stress by handling unforseen circumstances if they arise. In the industry, they call it holding your hand.
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damn skippy I'm an owner. I currently own a full .000018 % of the Packers
Zero2Cool
2021-05-08T13:57:54Z
I have no plans on winging it on my own. I don't want to use an agent, but I know I need an agent. Therefore, I'll be getting in contact with a few and choosing one to roll with. I thought I've said this before, but you seem to continue talking to me as if I'm going absolutely solo with no agent whatsoever. I am missing something.

I also plan on having the house inspected. My cousin Kelly said on the house he just bought that he skipped the inspection. I'm not willing to skip an inspection, or a walk through of the house. If it happens quick, I'm good with that. I have my boundaries. I have my limits. I won't be pushed and I won't be rushed. Meaning, if I offer $190,000 and someone offers $205,000 -- I am perfectly fine walking and won't let someone push or rush me into upping my offer to something I'm not comfortable with.

I'm am also fine paying the Private Mortgage Insurance.

The thinking I have going into this is the more money I do not spend up front, the more money I have for when things go bonkers. I am figuring after a couple years I should have the hang of being a homeowner better understood and at that time I'll start making an extra payment or boost my payments by 50%.
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dfosterf
2021-05-08T14:21:46Z
Inspector is the best money you will spend in the transaction, probably the best money you will have spent in your lifetime. Accompany the inspector, and tell your agent, before you sign the agency agreement, that you insist on him coming also.

You will be paying mip not pmi, probably. Mortgage Insurance premium. That is what you pay through an fha loan. You pay at settlement and throughout the life of the loan, not just until you get to 80% loan to value. Your initial premium is financed so you do not pay it at closing. Pmi is private mortgage insurance, which is more expensive, and comes with a conventional mortgage. It is eligible to be dropped once you get to 80% loan to value, but you have to apply to the bank and will include having to pay for an appraiser

Good. I did miss the part about you agreeing to get an agent...whew!
Let's reiterate:

Step 1: Continue to look at homes as they pop up and ask questions as needed...

Step 2: Get a buyer agent, have him or her pull the available listing meeting your criteria, explain how you wish to roll, your unanswered questions at that point, get a fair estimate of closing costs, understanding that some items will move based on sale price,etc.
3. In concert with your agent, discuss lending options, banks, appraisers, pre approval amounts, etc. Apply and get a pre approval.

4. Now it is time to start looking at homes. Do not invert this order of proceeding.

As to competing offers, the best way to combat potential competing offers is with a short offer period. Your agent can call the listing agent and find our if his client is available that afternoon or evening. Then you write an offer at the price you have decided to go with, and give the seller as little time as you and your agent deem prudent. You might go as little as 24 hours, or even midnight that day. Your offer expires at the date and time you select. If he signs prior to the expiration, congratulations, you have a signed contract. If he goes past that time and signs, you have to sign again, because it was no longer valid with just his signature. These are called offers and acceptances. If you went midnight, for example, he's pressured into deciding pretty much then and there with YOUR agent present to assist HIS agent to take the deal in hand, hopefully. ANY change to your offer he makes must then require your signed acceptance before the contract is valid. Executed is the technical term.

Moving fast helps too. As we already see, the homes are getting picked up quickly. Your agent calls you about a property, you haul ass over there. I will warn you that some sellers get paranoid about selling so quick. Remember, they have to move too, and really can't plan for every scenario, including a sale the day after they listed their home. Hopefully their agent explained that regardless of how hot the market is, the home has to appraise at fair market value, which they arrived at when they did the competitive market analysis when listed.

Now let's complicate shit some more...the opposite end of the spectrum, if you will...the high Dom listing...days on market. You have a home that the market is telling the owner is over priced. They MAY be on the verge of coming to their senses, and an opportunity exists to write a low offer, as they may be freaking out watching other homes sell. The problem with that, unfortunately, is they have already evidenced some stubbornness, at least on paper. You just don't know, but your agent can pow wow to a degree with the listing agent to find out the seller situation. The problem could be something you don't even give a shit about...every single home is different, even identical homes right next to one another. One might have a loose nut behind the entrance door, for example, lol
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damn skippy I'm an owner. I currently own a full .000018 % of the Packers
Zero2Cool
2021-05-08T17:54:04Z
This is what I'm scoping out here now. I've had a few folks recommend agents. I'm going through the list here.

https://www.realtor.com/...ort-recommendations/pg-2 
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dfosterf
2021-05-08T18:03:31Z
Originally Posted by: Zero2Cool 

This is what I'm scoping out here now. I've had a few folks recommend agents. I'm going through the list here.

https://www.realtor.com/...ort-recommendations/pg-2 



That Jared Stupsky looks like he might be a good fit for you. I read his reviews...check him out!


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damn skippy I'm an owner. I currently own a full .000018 % of the Packers
Zero2Cool
2021-05-08T18:55:13Z
Originally Posted by: dfosterf 

That Jared Stupsky looks like he might be a good fit for you. I read his reviews...check him out!



Area of focus is Fox Valley and does not have big titties.
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dfosterf
2021-05-08T19:22:10Z
Originally Posted by: Zero2Cool 

Area of focus is Fox Valley and does not have big titties.


Your link took me to Howard WI, not Green Bay. Why don't you just pick one you think you might like and call them. They still have phones, ya know, that can still be used to...ya know...call someone, lol

Or post who you like here
.

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damn skippy I'm an owner. I currently own a full .000018 % of the Packers
Zero2Cool
2021-05-08T19:37:27Z
Originally Posted by: dfosterf 

Your link took me to Howard WI, not Green Bay. Why don't you just pick one you think you might like and call them. They still have phones, ya know, that can still be used to...ya know...call someone, lol

Or post who you like here.



Ha, I posted it so you would see I'm getting an agent. I'll snag one that feels good to me.
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dfosterf
2021-05-08T19:50:24Z
Originally Posted by: Zero2Cool 

Ha, I posted it so you would see I'm getting an agent. I'll snag one that feels good to me.



Just try to make sure that the whole feel good thing you got going on places a higher priority on brains than boobs, though good feeling boobs are nice, and no one here is going to fault you for going boobs over brains, even though boobs might cost you money in the long run due to incompetence, but to be fair boobs are usually expensive for any man. In a perfect world you find boobs and brains, you would just have to feel her out on these issues.


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damn skippy I'm an owner. I currently own a full .000018 % of the Packers
dfosterf
2021-05-10T16:32:05Z
I think all those "contingent" designations I am seeing in the Green Bay listings are a product of a local designation vs. what you would see in most multi-lists. Contingent is normally the designation for a home under contract, but contingent upon the sale of the buyers home. Due to the sheer volume of contingent designations I am seeing in Green Bay, I suspect that they use that designation for all homes that are under contract and simply awaiting the financing contingency or perhaps all contingencies to be eliminated prior to using the designation, "sold".
The difference is significant in a hot market, because an offer without the home sold 1st requirement can be superior to one with it. I have already discussed the potential advantages to a home sold 1st contingency, so will not go there. I could be wrong, but it is one example of how all real estate is local, with different laws, traditions, and even differing terms and phrases.
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damn skippy I'm an owner. I currently own a full .000018 % of the Packers
Zero2Cool
2021-05-11T13:37:56Z
Started speaking with someone about getting pre-approved for a loan.

This is part of the form she sent me and said "I totally didn’t know how much you wanted, so started here. Can go a lot higher but didn’t know what you were hoping for. Anyway, let me know and we can discuss or give me a call anytime."

 image.png You have insufficient rights to see the content.
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Zero2Cool
2021-06-01T13:14:42Z
There is literally just one place that is in the district and under $225,000 that is not listed as contingent or pending. I thought I had a rental secured two weeks week ago and now I haven't heard anything since. It's June 1 and still no keys or nothing. The day is long and it's early. We shall see if I have a home by end of the day.
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wpr
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2021-06-01T13:49:22Z
I hope so.
"Well, they might kill you, but they won’t eat you." Uncle Teddy
Zero2Cool
2021-06-01T15:28:42Z
Originally Posted by: wpr 

I hope so.



The guy finally got back to me at 10 AM. Apparently I cannot get the keys until tomorrow. I won't feel comfortable until I have those keys. This guy is a realtor and if he treats buyers/sellers like this, I cannot imagine him being successful.
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