Right now in middle Tennessee in places like Murfreesboro, LaVergne, Smyrna, and many parts of Nashville, the market is super hot! Days on market in some neighborhoods is only a handful and overall, well-priced homes in good condition are selling on average in less than 30 days. For this reason, buyers have to be laser-focused on finding the right home. This means not only being pre-approved for a mortgage and checking your credit report but also be decisive on what you want and where you want to live.
If you have decided that you only want a ranch home or home with all of the bedrooms down and the bonus up, then only view those types of homes. Just because the inventory is low right now, don't start making appointments to view 2 and 3 story homes that you know will not work for you and your family. It won't work today and it definitely will not work in the future. If you've crossed houses like this off your list, don't go back. This is just a waste of time and energy. If you have decided that you want live in a particular community for whatever reason - the schools, proximity to work and family, etc., then stick with that decision too. When you have determined that a community two counties away is too rural, too remote, too whatever; then cross it off the list and don't go back. Statements like, "we really don't want to live there but this is a nice looking house. Can we look at it?" will elicit one response from a smart agent - NO!
Believe me when I say that agents are frustrated too with the lack of inventory and multiple offers on a property before the lockbox gets cold too. In situations like this, the answer is not to go back to ideas and houses that you have already crossed off your list. The answer is to be overly prepared when the right property comes on the market. Make sure your mortgage approval letter is air-tight. Make sure that you have given the lender all of the information they requested. Be prepared to write a strong offer. Perhaps you need to pay your own closing costs instead of asking for the seller to pay those costs for you. Examine your savings and put a plan in place for these expenses.
When you do find the perfect home, don't go in with the mindset of "getting a deal". Go in with the mindset of paying fair market value for the right home for you and your family. Don't drag your feet when your agent calls you or emails you the new listings. Get in the car and go see it! Ask your agent for a few of their business cards so if you happen to come across a for-sale-by-owner property, you can let the owner know that you are represented. There are a lot of decisions to make when it comes to buying a house. But once you've made a decision and crossed that option off your list, don't go back. 
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