I learned a good lesson today while trying to deliver a Purchas Offer to the Listing Agent.

My client signed the Purchase Offer last Friday around 6 PM.  I called the Listing Agent and left a voice mail that I had a Purchase Offer and wanted to hand deliver or fax.

Today, Monday, I hadn't heard from the Listing Agent I tried again but this time his phone service said his voice mail was full and for me to call back.

I did call back and finally got through to him.  I told him I had a Purchase Offer and he told me he already had one and it was close to a full price offer.

I called my Buyer and explained the situation.  My Buyer decided to revise her offer to a full price offer.

I drive over to meet with the client at their business and to revise the offering price on the sales contract.

I then drive to the Listing Agent's office and was surprised to learn the agent was in. 

I met with the Listing Agent and advised him my client had revised the purchase price to a full price offer.  The agent looked at me and said the other one is a full price offer too! 

I DIDN'T SEE THAT COMING BECAUSE THE AGENT HAD TOLD ME HE AND AN OFFER THAT WAS CLOSE TO FULL PRICE!

Is choking another agent against the Code of Ethics?

How's about spitting on their name badge?

Now my blood pressure has maxed so I drive back to client's business and tell them the bad news.

Lessons learned:

Do more upfront research with the Listing Agent before burning your time writing offers.

Does the seller have a File Number with the lender for the potential short sale?

Has the seller or a third party submitted the hardship package to the lender?

If so, has the lender responded?  If yes, has the lender established a "Net Proceeds to the bank" dollar amount?  If so, what are the approved net proceeds to the bank?

Is the Listing Agent negotiating with the seller's lender?

Is the seller negotiating with the lender?

How many short sales has the Listing Agent been involved in and what is the success/failure rate?

There are always more questions that can be asked but this is a good start.

Hopefully, this post will help you avoid the 3.5 hours of wasted time I flushed down the toilet today!