Over the last 18 years I attended and taught hundreds of classes concerning what to say to buyers and sellers. With the benefit of hindsight, here's a little speech that all Realtors should memorize:

 "Folks, before we go any further, I want you to think for a moment about this decision. I know the bank says they found a way to make this deal happen, but are you really sure that you can handle things if you have an economic downturn such as an injury or illness, or if your adjustable rate loan starts to increase rapidly? I want you to make sure you have enough of a reserve or a back up plan just in case of trouble"

I've never heard that one taught before.