All Forum Posts by: Zach Sikes

No problem.  

Here's a link to the amended (as of 2013) Oklahoma broker relationship act.

When you signed the listing agreement with your Realtor and Oklahoma licensee, you directed him/her to follow the act as an agent.  

Any person may make an offer without an agent unless the property is listed with an exclusive right to sell agreement.  Part of the listing agreement says that the broker is responsible for presenting all offers pursuant to the OK Broker Relationship Act.

Great question. Any time a Realtor or licensee in the state of Oklahoma is involved in a real estate transaction, there is a minimum amount of brokerage duties required by law - fiduciary, etc. There is no such thing as not working with a Realtor on a listed property. The buyer will either have their own Realtor or the agent will have dual representation. 

@Steven Worlow

Welcome to BP! What's your top goal with your real estate license?  Is it to invest first?  Sell some property first?

Lead with revenue - do this free things first before paying for marketing.

Being licensed and not a member of the MLS usually screams "I'm cheap and don't know what I'm doing". While this may not be the case with you, the agent representing the seller probably thought you sounded fishy. Almost all reputable licensees also have MLS access and their own "mls key". If you called me, I'd think it was a scam or I'd end up doing twice the work, battle you throughout the process, and make half as much money. When the agent could just as easily sell it to someone else, why sell it to you? You're already telling them you won't pay top dollar, you won't even join the local association.

Brian Huber I'm also a part time investor and full time agent with KW. How many buyers are you looking for? Do you currently have a website outside of KW or eAgentC? I have a third party IDX site which also offers PPC management. There are some guys across the country killing it. If you want more info, let me know.

Are you sure you will hit your closing date? What does a day at work cost you? Do you know how to negotiate repairs? Do you know what is legal to negotiate and not? Can you receive a credit without committing wire fraud? ( I know of several people in jail due to mortgage/wire fraud) Are you using a good lender? Are you using a good title company? Are you using good inspectors? What if there is an issue? Do you think the people will care more about 1 person doing 1 deal or the influence of the buyers agent which brings them deal after deal and has influence with other agents? What do you not know that you can't possibly kno without going through the process? In negotiation, how important is a buffer? Have you ever over reacted? Residential real estate is an emotional industry. What could a quick reaction cost you?

James Wise Well said. A good agent is worth their weight in gold. The agent's value has changed in the last 10 years. Long ago, the agent was the "gatekeeper" of information. You had to have a buyer's agent to schedule showings, get you access to properties, and help you find the perfect home. With the expansion of portal sites like ZTR (Zillow, trulia, realtor.com), the agent no longer controls the data. The truly valuable agents now realize that they deliver value in other ways. Our buyers, for example, realize that our value is more like a general contractor. We oversee the transaction and make sure all the moving parts work well together. How well do you know the market? Do you know absorption rates? How do you know you got a good deal?

My team and I use Mojo and Vulcan7. We find that the phone numbers are much better in Vulcan than in mojo, so you might look there. It's paid for itself to over and over again for us. That being said, you can have the best dialing service and number in the world and still fail. What scripts and dialogues are you using? Overcoming objections, multiple closes, really understanding motivation, etc are all really important in expired prospecting. If you are able to master expires, it will make you better at listing homes than 80% of the agents out there. Do you have script and role play partners?

Welcome David! BP is full of great info, and there are some great OKC area people here as well.