I posted this before but didnt post it correctly! Enjoy! :)

TIPS and TODO's Prior to writing and Negotiating the offer     

Ask the listing agent everything!  As Howard says Go 3 deep with your questions... the more info you have the better you can represent your buyers!  Be the LA friend, you want them on your side; you want to help them get your offer accepted.  Give them ammo.  Before you write the offer you need data! You are trying to avoid a counter offer.  Your offer package should be so complete that they should accept your offer.  I tell the agent this! This works in a buyer's market and sellers market!  Ask, ask, and ask you may be surprised that you will get the info you need. Don't be shy- we are in sales!

Why are the sellers choosing to sell right now? Where are they moving?  Determining the sellers motivation can help get the deal together

What do they owe? Or what did they pay? If they won't tell you or they don't know.  You need to find out to see if it will be a short sale.  (Doesn't apply to REOs)

Pull tax record.  And MLS history on listing

How many offers have you had?  Any verbal offers?  What were they?  Were they ctg? Ask- they just may tell you! Don't be shy!  You'll be surprised what agents will tell you!

If they have an offer- ask what it is, are they representing they buyer?  Is it ctg? Are they preapproved?  Is it full price? Are there escalation clauses? What would it take to beat it?

Escrow/title? Do they have a preference?

How much earnest money are they expecting?

What appliances are included?

When do sellers want/need to move/closing date?

Do they need extra time to move out after closing?

Did they already pump the septic? If so, you don't have to ask them to do it.

Have the sellers had any inspections?

Shorten inspection period if possible

Shorten financing to 15-20 days- make sure ok with lender

Ask if the seller will pay closing costs if buyer will need it.

Get legal description and disclosure form sent by LA before writing offer for buyer to sign so package is complete

Are the sellers providing a home warranty?

Ask is there anything that I haven't asked that I should know?

If your buyers are ctg, ask if the seller/agent will look at cft offers.  If not, ask why?  Explain your case.  Some agents/seller are still thinking it isn't a good idea to take a ctg. You can convert them to take your ctg offer!  Tell them why youlike ctg offers and why you would accept a ctg offer.  #1 it looks good in a buyer's market to other buyer to have an offer and it will show ctg status in mls - it will create more activity for your seller #2 it is better than no offer and you can shorten bump period to 1 day

Ask if they would like you to present the offer to seller

"Packaging the offer "for the listing agent and seller- your job is to make the listing agent's job easier!  You want to give them what they need to get your offer accepted!  Give them ammo!

Fill out P& S based on the info you got from questions above after approval from your buyers

Prepare full CMA for buyers to review and for package to listing agent/seller.  Example-say the property is listed at $220K and has been on the market for 60+ days and your offer is $200K.  Remind the listing agent that the next price improvement that they will be doing to make the property change its market position will probably be to $200K and if they got an offer when it was listed at $200K they buyers would probably offer even less. So the seller should accept our $200K offer as-is! Even if the property hasn't been on the market that long- you can still use this! Send CMA even if REO- the listing agent can use this to get your offer accepted!

Send personal letter from buyers to seller thanking them and make it personalized to seller.  (Even if seller is a bank/REO- the listing agent can use info on ‘why' bank should accept the buyers offer) put on bottom of letter P.S - Mr. and Mrs._______, Toril says your agent has been great to work with! -That way they'll give it to the seller

Send copy of check and preapproval letter

If your offer is ctg- send the comps and marketing plan for the ctg property.  Show them how long it will take to sell and at what price.  Tell them how long it has been on the market, price, area, etc...

Ask your buyers if they can go non ctg- incase the listing agent asks

Bonus- listing agents if you get ctg offers and want to make sure it will sell.  Do the CMA yourself and Counter the offer with a price reduction schedule that the buyer shave to agree to before the seller will agree to accept offer. It works!