01
How many transactions did you close last year?
Why · 12+ for a primary residence agent. Less = part-time hobby. They're learning on your file.
Realtor Guide · vet hard, hire careful
A great realtor.
Or none at all.
The right buyer's agent saves you tens of thousands and weeks of stress. The wrong one costs both. Here's the seven-question vet, the contract red flags, and the fire-fast playbook for when you picked wrong.
· The vet
Seven questions
before you sign.
02
Have you closed in the neighborhoods I'm looking at?
Why · Local knowledge isn't optional. Comp accuracy + offer strategy depend on it.
03
Do you work with my type of file (FHA / VA / DPA)?
Why · Some agents shy away from FHA. Some don't know DPA programs exist. Ask directly.
04
What's your average days from offer-to-close?
Why · Fast closes signal organized agents. 35-45 days = normal. 60+ avg = something's off.
05
Can I talk to two of your last three buyers?
Why · Not curated 'testimonials' — RECENT actual buyers. If they refuse, walk.
06
How do you handle bidding wars?
Why · You want strategy: escalation clauses, terms not just price, knowing when to walk. Vague answers = vague service.
07
What's your buyer agency agreement look like?
Why · Some agreements lock you in for 6 months exclusively. Read before signing. Negotiate the term.
· Red flags
Four signals
to walk away.
Flag 01
Pressure to skip inspection.
Even in hot markets. The right move is to inform, not pressure. If they push you to waive inspection on every offer, find a new agent.
Flag 02
Doesn't return calls within a business day.
If they're slow now, they'll be slow when stakes are higher. The good ones answer. The great ones answer fast.
Flag 03
No experience with your loan type.
FHA, VA, DPA all have inspection + appraisal nuances. An agent who's never closed one will fumble basics.
Flag 04
Pushing 'their' lender.
Loan officer choice is yours. Steering = potential RESPA issue. You pick the LO. The agent serves you.
· The fire-fast play
Picked wrong?
Get out clean.
How to fire.
Most buyer agency agreements include termination clauses. Send written notice (email is fine) referencing the clause. Some agreements require a notice period; honor it.
When to fire.
After 2-3 weeks of misalignment. Missed showings, ignored neighborhoods, pushing wrong properties. Don't sunk-cost a bad fit.
What to expect.
A professional agent will release you cleanly. If they fight it, that's your answer about working with them — get out faster.
We vet realtors
like we vet LOs.
The AMLO realtor network is being built. Same standards: closed volume, education-first communication, no high-pressure tactics. Coming soon — until then, use the seven questions.