Field notes for agents working real files. Contract mechanics, closing delays, compliance, and the specific things that turn a smooth deal into a 2am phone call. Written by a Florida broker who actually closes them.
Effective Date isn't the date you signed. It's not the date your client signed. And getting it wrong by even one day shifts every deadline that follows, including the one your buyer's loan approval lives or dies on. Here's what FAR/BAR and AS-IS actually say, and the three places I see it written down wrong every month.
Read the post →These aren't different flavors of the same agreement. They are mechanically different contracts with different leverage built in. Picking the right one is a real strategic choice. Here's when to use each and what specifically breaks when you pick wrong.
Read the post →Five delays show up on roughly 70% of Florida residential files. Same patterns, same parts of the timeline, every month. For each one: what it looks like, why it happens, and the exact early-catch checkpoint that prevents it.
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