I manage an office in So. Calif. and we are experiencing a new market. Lack of inventory, more buyers than listings. Multiple offers on all listing under $450,000 (of which there are now few). Yes we have short sales and REO properties, but they all have multiple offers, you must bid above list price to even be considered, FHA - you are wasting your time, VA no way, so our market has hit bottom and is slowly starting to rise from the ashes.

If you want to survive now, you must stop writing 15 offers for buyers, driving them all over and letting them dictate your time and income. Go back to the basics - farm, cold call, mailings, seller seminars in your offices and show them the value of putting their properties on the market now while the $8,000 tax credit is in place. Yes they have to compete with the bank and short sales, but an equity seller in today's market will receive 50% more offers than any bank property, and will sell if priced correctly above list price.

As an agent if you see an equity seller is it not the first property you preview, don't you have a list of buyers who are frustrated in today market. Be the agent in control, be the listing agent!