Real Estate agent hesitate to submit offer

[Luna D.]

Hi Everyone, 

I am new to real estate investing and is in process of looking for my first deal. I am also working with a real estate agent for more than a month now, and had sign agreement with them until November. I really like the agent because they show me a lot about the houses and point out stuff that may have miss that are crucial to tenant, and quite responsive to my messages. 

The only thing I don't like about them is they are quite hesitate to submit offer for me sometimes, because I tend to go lower too much on asking price. To my point of view it is the only way I can have good cashflow after the Vacancy rate, Repairs, and Capital expense. They don't account for that in their analyst for a deal. I have tried to bring up those expenses in a few of our conversation, and even though they are aware of those expense since they also investing themselves, they still don't include those in their analyst. 

So I would love some advice on what I should do on this situation. Should I continue to go with them, or should I try and keep communicate with him to include those expenses in the analyst? 

Also, Could anyone tell me that if real estate agents would be annoyed if we send them too many properties (that we think would be a good deal) to analyze? and do they prefer to find deals themselves and send it to us ? And is it also a seller market right now, despite the high interest rate and it is hard to try to go lower on the price? I feel like that is still the only way to have good cashflow...

Lastly, even though I do not really want to because I see they also work very hard for me. if I end up wanted to terminate the agreement with the agent before December, am I allow / or possibly do that, if so, how should I go about doing that? 

Thank you for your advice. 

[Doug Smith]

Let me take off my lender hat and put on my investor hat. My wife and I personally have 3 listings and 1 pending sale right now. Our phones ring off the hook with investors lowballing us, reading off of scripts, and those that think we're stupid by trying to slide a sub-to or assignable contract by us. We also get calls from good, professional agents that are almost apologetic about their offer where a newbie listed to a podcast produced by some joker that doesn't really know what they are doing themselves. Remember, these agents will likely have to deal with us again at some point and they are reluctant to put forth riduculous offers that will make them look like fools. You've said you were new and I see some advice you've been given to do it yourself and skip the agent. I can tell you that after 33 years of doing this, if a new investor or agent tries to negotiate it alone against a good pro that knows what they're doing, they are going to get fleeced. Pros know what boxes to check and the tricks of the trade to get the best deal for themselves or their client. They also know how to keep the seller/listing agent in the game by not putting idiotic offers in front of them. It sounds like you've got a good agent that you're working with. If someone comes at us with a stupid offer, it will have a very negative impact on how the seller or listing agent sees you as a viable buyer. If, however, you're coming in with a very thoughtful and transparent offer showing that you and your agent are a pro who have a true reason for the offer, the seller and listing agent are much more likely to work with you. Pay no attention to the keyboard warriors that took a course from a guru that's really not been around the block. Conduct yourself as a pro and surround yourself by good, truly knowledgeable pros. You'll catch more flies with reasonable, thoughtful offers than you will with the vinegar of stupid, super-low-ball, random offers. If they are truly overpriced. It only takes one buyer for them to sell the property and just because numbers don't work for you, it doesn't mean a family of four won't come along. If you're coming in low, be sure you have comps and solid reasoning for the offer if you really want them to stay in the game and not tune you out.