I've worked with hundreds of buyers over the years, but in the last 6 months, I've had dozens of buyers approach me because their agent "can't find them a house".  I'm a total advocate of being mutually loyal with your agent, so here's how you can tell if they are doing everything possible for you, and it's the current market reality which has prevented a successful closing so far.

1. Does your agent consistently return phone calls, research listings, provide information quickly, and arrange for showings within a reasonable timeframe?

2. Does your agent consistently respond to your needs, gather info and set appointments faster than your doctor, lawyer, insurance agent, accountant, caterer, mechanic, and other professionals you work with?

3. Does your agent do everything in their power to find out important information about the listings you'd like to see? Please realize that many foreclosure and short sale listing agents simply do not return phone calls or provide pertinent answers-- this is out of your agent's control.

4. Does your agent provide timely technology and search tools for you to use?

5.  Does your agent write offers quickly, submit them quickly, and follow up with you regarding the results? On short sales, are they doing this week after week for months? This scenario is a great example of market conditions which can make closing escrow a long drawn-out procedure.

6. Does your agent think outside the box, and network with other agents to find you a home, or check on homes which are likely to fall out of escrow?

7. This one's about you-- do you have realistic expectations? Are you willing to offer more than list price if necessary? Are you insisting on asking for closing costs when you're up against cash and conventional offers? Are you looking in a neighborhood you can really afford, especially if there are multiple offers? Are you being fleixble if need be?

If your agent is doing all of this, stick with them! Those of us who are full time agents are working triple time these days, and we really want to see you get the home you want. Like most professionals, good agents are doing even more behind the scenes than you will ever know about. So keep the faith, because together, you will find the home you want!