If you're making all-cash offers on every deal you're leaving a lot of conversations on the table Half the sellers I talk to don't actually need cash. They need their problem solved.

One thing we train our agents on is not asking sellers, “What do you want for the house?” In most cases, it’s the wrong conversation at the wrong time. Instead, we ask a simple question: “Would you be interested in exploring an offer?” Sometimes sellers push back and want a number immediately. When that happens, we’ll often provide a range—but not a definitive offer. Why? Because we deliberately educate sellers on the weaknesses of any process that doesn’t require seeing the home first. The advantage of a site-unseen valuation is speed. The tradeoff is confidence and accuracy. A range allows us to have an honest conversation without pretending we know everything about a property we’ve never walked through. It also helps sellers understand why seeing the home matters. Most quickly realize it’s in their best interest to have us come out. Once we’re in the home, we assess condition, determine realistic ARV, understand the seller’s timeline and goals, and most importantly uncover the where, when, and why behind the move. Then we come back with options. Not one offer. Options. Typically multiple cash offer solutions alongside a traditional listing strategy. From there, the close is simple: “Based on everything you’ve told me about your goals, timeline, and situation, which of these options makes the most sense for you?” The real skill isn’t presenting offers. It’s listening well enough during the first meeting to connect the seller’s where, when, and why to the option that best aligns with what they’re actually trying to accomplish.

I spoke with a realtor about a property I own that I’d be willing to sell for the right price, exclusively off-market. It was highly confidential for local political reasons. She shared it with too many realtors despite my request for confidentiality, including one who is a very close friend. When she admitted this, I told her never to do that again. She hemmed and hawed, saying her strategy was marketing and that to get top dollar she would need to blast it out. I told her absolutely not. The next day she reached out saying she had a buyer. At first I was tempted to listen but then thought about telling her absolutely not considering you crossed me. Ultimately, I settled on never answering and ceasing all communications with her indefinitely. Would you have responded differently?

Clear Cooperation rules from NAR allows her to market the property, with a signed 'withhold from MLS' listing agreement, internally within her own brokerage only No agents outside her firm and never publicly. She violated your trust it sounds like, in her defense though it is very hard for a non MLS listing to not get spread around

I’ve seen a few posts about people having a hard time getting a number from a seller, here’s how we approach this (on residential). First of all we don’t ask right away, we ask a series of questions to show that we’re educated and interested in the property. We ask (some version of this list) 1) What’s got you thinking about selling 2) How long have you been thinking about selling? 3) Let’s say we work something out today, what’s your timeframe for us to close? Do you have somewhere to go (owner occupied)? 4) If it’s non-owner ask, will it be delivered vacant, if no, what’s the tenant paying in rent, are they month to month,how long have we been there? 5) Then ask a series of questions about the property (condition, updates, roof, hvac, electrical, plumbing) 6) Ask about solar 7) Ask what happens if you don’t sell? By this point we’ve built rapport with the seller, we’ve asked questions to understand their situation, and haven’t hurried through a conversation. These calls usually take at least 15 minutes sometimes upwards of 30 minutes. Now we ask 1) What do you owe on the property? 2) After that is paid off, what are you hoping to put in your pocket when the purchase is done? This has worked really well, our success rate has been a little over 90%. An added bonus, most sellers who stay on the phone to answer all of these questions are motivated, so it eliminates tire kickers.

Had a seller ask me why they should sell to me instead of just listing it Sir your roof is caved in and your tenant hasn't paid rent in 14 months I have 3 reasons