For buyers thinking about putting offers on a "short sale" property here are some tips to help make the process smooth.  Here is a sample of a letter that I give my buyers when submitting an offer on a short sale.

Now that we’re working together, I thought it would help if I detail exactly how we can make the most of our collaboration. My goal in all this is to find the property in your price range that best fits your needs and wants.
Initially, there will be considerable time and energy invested up front on my part to make sure all your property viewings make good use of your time. Then, when you make your selection, my job will be to help prevent problems from coming up, and help solve them if they do.

Due to the short sale properties you have shown interest in, I feel it my responsibility to make you aware of what you may expect in writing an offer on a short sale.

1. Patience is a virtue. Once we have made an offer, it could take up to 8 weeks to receive a response from the bank.
2. There is the possibility that the property you have placed an offer on could have multiple offers. In that scenario, the bank will consider all offers and submit counter offers to every offer in an effort to accept the highest offer.
3. Once we receive a counter offer, you and I will discuss what, if any move we should take next.
4. If you decide to move forward with the offer, we will resubmit the new offer to the bank with any additional requests.
5. It is important to keep in mind that in almost all cases, the sellers have no extra funds to make repairs or pay any additional costs. Most short sale homes are purchased in 'AS IS' condition due to that reason. Additional costs, if any, will have to be negotiated with the bank.
   
6. Having all loans and Earnest Money ready will make this transaction go as smoothly as possible.
7. You will receive any updates via email or phone calls every other week until we are in contract. Once we are in contract, you will be updated once a week, on Friday. Sooner if necessary.
   

Any time you have questions about the buying process or about any properties in particular, please let me know. As an experienced agent who has helped many people buy homes, I have every confidence that I'll be able to help you find what you're looking for as long as we work together and keep in frequent contact.

I look forward to our next meeting. Please feel free to call or email me anytime.

Thank you for your business, Christin Griffin, Your Las Vegas Real Estate Professional, ChristinGriffin@hotmail.com

I hope this helps explain the process to the consumer.  The better informed the happier our clients will be with our service.  Hope each of your Thanksgiving holiday was fantastic!

Love, Christin Griffin,