[poulsbohemian]

Real estate agent checking in here... so yeah, cash is generally king, but a good agent can often recommend ways to make your offer stand out. Negotiating skills is one of the areas where an agent can shine and really earn their commission.

Regarding the comments on appraisals below... so I work across a state line. In one market, the majority of appraisals don't have a problem unless the accepted price is really something ridiculous (and I'd argue the listing agent should have done a better job coaching their sellers to avoid that situation). In the other state though, we have a serious problem with appraisals. There aren't enough appraisers in the area, so they are coming from 2+ hours away and really don't know our market. This is compounded by many of them not being able to pull comparables from just across the state line. It's seriously messing with our market, for both buyers and sellers. Looking for a career post-technology? Become an appraiser or an inspector, we don't have enough of either.

[twelve40]

how can an agent shine when the offer is not in the top or competing with cash? send a basket of roses to the sellers?

[poulsbohemian]

There are lots of things we can do to eliminate contingencies, things with earnest money, various ways we can accommodate the needs of the seller, etc. Does seller want to close early or do they need a delay? Do they need a little extra cash up front to assist with their move? Every state will vary, but there are a lot of built-in contingencies that many buyers will be glad to scratch and an informed seller will understand removes barriers to a successful sale. Sellers want to know their transaction is going to close on time, with minimal drama. There are lots of ways a good agent can advocate for their client and embody that contractually. Every market is different - the tactics I use are different than those of my peers in other markets.