I am always amazed at what some broker and agents will agree to in a listing agreement.If you stand for nothing you will fall for anything.You have all different types of listing agreements in states from open listings to exclusive rights to sell.I ONLY do exclusive rights to sell.I control the property and will not put time into a seller that wants my full attention but will not commit to me.A business relationship that is fair to both parties is a two way street.How long a property takes to sell will depend on the asset class and size of the deal.There are average times on the market until closing depending on this.So to give a blanket 30,60 day period doesn't work for all listings.For example some higher end homes take on average 9 to 12 months to sell.Putting these types of listings into magazines can run into the thousands.I have seen sellers tell the broker /agent to spend all this money only to change their minds and not sell etc.In our contracts we have a protection period.So if I put in an exclusive agreement a 6 month listing period I will usually have a 60 day protection period.This means if you list with another broker I am not protected but if you don't you will still owe me a commission.This keeps unruly sellers from me showing them a buyer and trying to let the listing period expire to avoid a commission and calling the buyer back.In Georgia on commercial properties if I am a broker which I ma I can lien a property to stop a sale from happening.I have never had to do it but will enforce it in a heart beat.I provide a service and I will be paid.I bring this up at listings presentations.I let them know what will happen if they try not to play fair and nice.I will give them the same respect they will give me but will not be taken advantage of.On costs with the listing there are regular marketing items I do for each listing.If they want something expensive or special then what I do is this.I tell them to pay for the service and keep the receipt to give to me.They have to be validated receipts with conformation of payments I can verify.The when it sells I will give a credit off my commission at closing.This way if they pull the listing early and don't give me the chance to fully market it they will have skin in the game and it will be painful for them as well.If it's just my money they wouldn't give a crap that I lost 5k.When it's their money they think long and hard about spending it.I have friends that have sold luxury high end homes for over 20 years and this is how they do things to not lose money.The seller will also think harder about the list price because if they pay for this extra marketing and it is overpriced they may never see that money again.I use this system and it works.You teach people how to treat you.If you want a profitable business you have to run it a certain way to protect the bottom line.If the seller will not conform I say NEXT !

or at the very least, make that skin available to anyone who decides they want to view the forum in that layout.i am a new member, and due to the layout, the only real place I go on this forum is the main page for the list of newest threads... instead of digging down deeper and finding other sections to read or participate in.Kind of limiting having all your traffic on just 1 single page...

She gave me the clear for everything else, I already have about 5 buyers on my buyers list, also in craigslist there is a place under "services" where they have a real estate section and you can post what you are looking for I posted an ad earlier for 'looking for cash buyers, if interested e-mail me" so either way there is more than one way to skin a cat, I think this guy sums it up good.http://www.youtube.com/watch?

That took the place of some "skin" in the game.

I wouldn't get anything done if I required full background checks on all the brown skinned people that work for me.On of the local cities tried to pass a law that landlords had to verify the legal status of all prospective tenants.

I am happy you have the skin to ask for opinions as most dont.Most of us have lost money on investing in a house or two.

It is very interesting to see different ways to skin a cat!

But like I mentioned before, the numbers have to be right for it to work and there's more than one way to skin this cat.

They have more skin in the game then you do.Make sure you get clear title.

I am a firm firm believe in building a track record and having your own skin in the game before seeking the help from others.