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Real Estate Best Practices

Coaches, books, classes and seminars aim to capture real estate agents dollars with promises to teach them any number of ways to improve their business. From sales skills to how to close more deals to how to win with expireds (expired listings) and more, everyone has something to teach you.


There's nothing wrong with continuing education, whether it's keeping on top of new laws and regulations or learning how to be more productive. But before you spend an arm and a leg on any of those things, pull up a chair, put on your glasses and peruse the pages in this section of ActiveRain.


It is only here that you can tap into the world's largest online real estate community and actively engage with your peers. Find out what works and what doesn't from those that actually put into practice what others merely teach. Read how-to articles, advice on designations, certifications and continuing education classes. You never know where you will find the inspiration to take your business to the next level. So, pull up a chair and dig in!

Recent blogs on Real Estate Best Practices
By Shirley Coomer, Realtor, Keller Williams Realty, Phoenix Az
(Keller Williams Realty Sonoran Living)
Rental owners often stay with a property far longer than the numbers, the workload, or the life stage would justify. As real estate professionals, we see this pattern often. A property that once made perfect sense can quietly drift out of alignment while the owner continues to describe it as a "good rental."That phrase deserves more scrutiny than it usually gets.A good rental is not good simply because the tenant pays on time. It is not good simply because the property has appreciated. It is not good simply because the owner has held it for many years and feels attached to it.A rental property is an asset. More specifically, it is an asset with a job to do.That is why I often think of rental property less like something to preserve emotionally and more like an employee inside the owner'...
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By William Piotrowski, Just Call William 630-881-8655
(Diamond Residential Mortgage Corporation )
📊 U.S. Economy Added 57,000 Jobs in June as Hiring Continued to SlowThe latest jobs report showed the labor market losing momentum, with employers adding 57,000 jobs in June—the smallest monthly gain since February. Previous job gains for April and May were also revised lower, suggesting hiring has been softer than originally reported.Here are the key takeaways:📉 57,000 new jobs were added in June.📊 The unemployment rate edged down to 4.2%, but largely because fewer people were participating in the labor force—not because hiring accelerated.👷 Construction employment increased by 11,000 jobs, but residential construction lost 8,600 jobs, marking the 16th consecutive month of year-over-year declines in residential construction employment.🏗️ Over the past year, residential construction has...
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By William Piotrowski, Just Call William 630-881-8655
(Diamond Residential Mortgage Corporation )
📊 Consumer Confidence Inched Higher in JuneConsumer confidence improved slightly in June as lower oil prices helped ease inflation concerns and consumers felt a bit more optimistic about the economy. However, many Americans remain cautious about the job market.Here are the key takeaways from the latest Conference Board Consumer Confidence Index:📈 Consumer Confidence increased from 90.6 to 91.2 in June.🏢 Consumers had a more positive outlook on future business conditions, but confidence remains well below pre-pandemic levels.💼 Concern about the labor market continues to grow. The percentage of consumers who say jobs are "hard to get" reached its highest level in more than five years.🏡 The percentage of consumers planning to purchase a home within the next six months edged up slightly to ...
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By GilbertRealtor BillSalvatore, Realtor - 602-999-0952 / em: golfArizona@cox.net
(Arizona Elite Properties )
Bill Salvatore of Arizona Elite Properties featured a post toRe-Blog today on Active Rain. Good post by Jorge today, andworthy of our daily Re-B. Gilbert AZ GILBERT ARIZONA HOMES FOR SALE, Bill Salvatore, AZVHV / HelpingArizona Heroes, New-Construction Advantage, Realtor, sell my house, 2026Market, Chandler #Sellmyhouse #whatsmyhomeworth #homevalues#2026market #ArizonaEliteProperties #ChandlerAZ#yourValleyProperty #GilbertRealtor #AZVHV#buyingaHome #LiveinSunnyAZ #BillSalvatore Don't Expect Your Tenant to Fix Your Rental Property By Jorge Vazquez, CEO, Graystone Investment Group Recently, we found a shotgun inside one of our rental properties. We immediately turned it over to the Sheriff's Office. Finding the gun was shocking, but it wasn't the real problem. It was simply the result of ...
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By JORGE VAZQUEZ, Investor-Focused Broker | FL Statewide | 3,500+ De
(Graystone Investment Group)
Don't Expect Your Tenant to Fix Your Rental PropertyBy Jorge Vazquez, CEO, Graystone Investment GroupRecently, we found a shotgun inside one of our rental properties.We immediately turned it over to the Sheriff's Office.Finding the gun was shocking, but it wasn't the real problem. It was simply the result of a much bigger issue that had been building for months.After more than 25 years in real estate and over 3,500 transactions, I've learned one lesson that has saved me countless headaches:Never delay repairs on a rental property.Years ago, I thought I was saving money by waiting to fix several rental homes. I figured someone might rent them as-is or even take care of a few minor repairs themselves.I couldn't have been more wrong.The vacant homes became targets. Copper wiring disappeare...
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By June Piper-Brandon, Creating Generational Wealth Through Homeownership
(Coldwell Banker Realty)
Best Practices for Showing AgentsI am primarily a listing agent, and some of my biggest challenges are: Agents not reading the agent remarks in Brightmls Agents not reading the showing instructions 2-minute showing requests Agents accessing a listing without an appointment Agents not canceling showing appointments Be prepared, there are useful comments in the agent remarks in Brightmls, like you need to submit a Hold Harmless document located in the documents section, like please give the sellers as much time as possible because they have young children and dogs, the seller needs to find a home of choice, and many other helpful comments.Most agents and brokerages are using the ShowingTime app for appointments. The showing instructions are given when you make an appointment.  Do not, eve...
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By Shirley Coomer, Realtor, Keller Williams Realty, Phoenix Az
(Keller Williams Realty Sonoran Living)
One of the patterns I see often with long-held rental property is that the owner’s original reason for buying it is not always the same reason they continue to own it.That may sound obvious, but in practice it is easy to miss.A rental may have started as a long-term wealth-building decision. It may have created income, appreciated over time, and served its purpose well for many years. On paper, it can still look like a successful investment.But real estate decisions are rarely made on paper alone.At some point, the more useful question becomes less about whether the property has been good and more about whether it is still aligned with the owner’s current goals.That distinction matters.For those of us working with investors, downsizers, trustees, heirs, and long-term property owners, th...
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By Mark Coppens, Luxury Referrals. Pay at Closing.
(LuxeScale | Luxury Referral Program)
How Do Realtors Get Listings? 15 Proven Strategies That Actually WorkUpdated July 2026 | 18-Minute ReadIf you've ever wondered how some real estate agents seem to have a constant stream of listings while others struggle to find their next client, you're asking one of the most important questions in real estate.The simple answer is this:Top-producing Realtors don't rely on one source of business. They build multiple lead generation systems that work together.Some generate listings almost entirely from referrals. Others dominate Google search results. Some invest heavily in advertising, while others consistently prospect expired listings or For Sale By Owner properties. Increasingly, many agents are also using pay-at-closing referral platforms to supplement their pipeline without taking o...
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By Mark Coppens, Luxury Referrals. Pay at Closing.
(LuxeScale | Luxury Referral Program)
How Can I Get Real Estate Leads for Free? The Complete Guide to Free, Low-Cost, and Pay-at-Closing Lead GenerationIf you've ever searched for "free real estate leads" or "pay-at-closing real estate leads," you're not alone. Every day, thousands of real estate agents look for ways to generate more business without taking on expensive monthly advertising costs. This guide explores the most effective lead generation strategies available today, compares their strengths and weaknesses, and explains how referral-based programs are changing the way many agents grow their business.Are Free Real Estate Leads Really Free?One of the biggest misconceptions in real estate is that there are websites full of "free leads" just waiting to be claimed. Unfortunately, that isn't how lead generation works.E...
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By Wanda Kubat-Nerdin - Wanda Can!, Southern Utah's Preferred Real Estate Agent.
(Red Rock Real Estate (435) 632-9374)
Beware If It Runs Like a Swift Brook   In real estate, some mouths flow faster than an overflowing mountain brook after several days of steady rain, constantly bubbling, chattering and spilling over with details that should remain quietly confident.       As a professional in any industry, words need to move with controlled purpose, not like an unchecked stream that haphazardly carries everything to the internet, agent activities or outside observers. Part of fiduciary duties is to keep client information, both personal and financial, contained.     We are obligated to safeguard it from outsiders and always act in the clients’ best interests. Details of a Real Estate Purchase Contract (timelines, repairs, loan status, pricing strategies or negotiations) flow to only those named party on...
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By Richard Stewart, REO Realtor-RDCpro, CDPE Free list of Foreclosures
(REAL BROKER LLC)
The Real Estate Niche Most Michigan Agents Walk Right PastI have been working Michigan real estate for more than 25 years, a lot of it in REO and foreclosure. And in all that time, the thing that still surprises me is how many talented, hard-working agents are grinding for the same listings on the same platforms — while a genuinely underserved niche sits right in front of them, in public records, month after month.I want to walk through that niche the way I would explain it to another agent over coffee. Not a pitch — an observation about where the opportunity actually is, and why so few agents work it.The Setup: A Motivated Seller Almost Nobody Is Serving WellEvery month, Michigan produces hundreds of sheriff sale properties across its 83 counties. Behind each of those is a homeowner wh...
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By Kelly McGovern, Working with Kelly is a good move
(Realty Concierge International)
Doing thorough due diligence is one of the smartest steps a buyer can take when considering a condo. Unlike single‑family homes, condos come with shared responsibilities, financial obligations, and community rules - so understanding the full picture is essential. Start by reviewing the condo documents, which typically include the Declaration of Trust, budget, rules and regulations, and recent HOA meeting minutes.These documents reveal how the association is managed, whether the budget is healthy, and what restrictions or expectations owners must follow. The HOA minutes are especially valuable; they often highlight ongoing issues, owner concerns, and potential future projects. If a special assessment might be coming, you’ll usually see hints of it in those discussions. 
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By Wanda Kubat-Nerdin - Wanda Can!, Southern Utah's Preferred Real Estate Agent.
(Red Rock Real Estate (435) 632-9374)
Chasing An Elusive Unicorn Floor Plan A client reached out with an urgent request: She needed a floor plan copy of her newly purchased home to share with a top interior designer, who has been hired to create a dreamy haven. Of course, being an agent, the first search was to the MLS for any and all listings tied to the property. Dead end. Then on to County records to seek out the original developer and/or builder who may have submitted the plan in an online record. This also went nowhere. The third source was to my ready, dependable, title person who squashed any hopes of ever finding the requested document. Onward I went! So, what does a determined real estate professional do when facing an impossible request? Keep searching. After more digging, I found the perfect solution: a Matterpor...
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By Steve Depoe | The Rose Realty Team, Taking the stress out of Buying and Selling
(The Rose Realty Team)
You’ve barely had time to clean up after your first showing when the phone rings: “We’ve got an offer.”Sounds like a dream, right?Maybe. Maybe not.Hi, I’m Steve Depoe with The Rose Realty Team, and if you’re selling your home in Denton County, this is one decision you want to make with confidence—not emotion. So today, let’s dive into what it really means to get an early offer—and how to know if it’s worth accepting.✅ First Offer = Strong Interest (But Not Always Best Deal)A quick offer usually means your pricing, prep, and presentation hit the mark. Congrats! That’s a great sign. But before you pop the champagne, let’s ask a few questions: Is the offer at or above asking price? Are there contingencies? Financing? Appraisal? Are the terms aligned with your goals—like a flexible close or...
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By Kelly McGovern, Working with Kelly is a good move
(Realty Concierge International)
Preparing your home for a buyer’s home inspection is one of the most important steps between accepting an offer and getting to the closing table. A smooth inspection keeps the transaction moving forward, protects your negotiating position, and shows buyers you’ve taken great care of the property.Start by making every part of the home accessible. Inspectors need to reach the attic, basement, crawlspace, utility rooms, electrical panels, garages, sheds, and any locked areas. Clear pathways, move stored items, and unlock doors so nothing slows the inspection down.If you’re aware of minor issues that can be fixed ahead of time, take care of them now - loose handrails, dripping faucets, burnt-out bulbs, missing smoke detectors, or slow drains. Small repairs can prevent bigger concerns from a...
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By Bob "RealMan" Timm, Owner of Ward Co Notary Services retired RE Broker
(Ward County Notary Services)
Naïve people and pets make the comic world go round. Naïve people in Real Estate, not so much. Even worse, naïve people working as Real Estate professionals.That being said all of us are naïve in some area or another. The true professional will admit his/her naivety and redirect the client to another professional with expertise in that specific area of the Real Estate transaction.A classic example would be a client asking (at a viewing of a property) "What are the boundaries of this property?" The rookie answer: "I'd guess the fence over there, the trees there, and where the lawns are unevenly mowed". Guessing is always the WRONG answer.You know you are working with a professional when they answer: "I will ask the Seller if they have had a professional survey of the lot since they purch...
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By Wanda Kubat-Nerdin - Wanda Can!, Southern Utah's Preferred Real Estate Agent.
(Red Rock Real Estate (435) 632-9374)
A Non-Showing From Hades: Secret Society Style Over the weekend, a potential buyer and I met at the scheduled property. The e-key box opens, music to my ears and then two keys drop out: one for the front door, one for the small shed (because we’re obviously here to inspect garden tools & lawn equipment).   Inserting the key into the deadbolt, it refused to cooperate, the lock underneath opens. Same routine at the garage man door and the back door. I call the listing agent...crickets. She’s unavailable, out of town, on vacation, living her best life, somewhere cool.  After shooting off several messages requesting the code to the keypad or the garage door code and a few phone calls, we stood there sweating for 25 minutes in 100° heat. My buyer slowly died inside. Finally, halfway home, th...
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By Wanda Kubat-Nerdin - Wanda Can!, Southern Utah's Preferred Real Estate Agent.
(Red Rock Real Estate (435) 632-9374)
An Investor's Path of Leased Extinction What happens when business discipline takes a detour, the moment a desperate family shares their heartbreaking sob story? An investor, who had purchased a small home as a long-term rental property found himself facing exactly that dilemma. Later, that single lapse proved catastrophic.  A family had been evicted from their previous rental with nowhere to go. Torn between being seen as the “nice guy” and to generate stable income and protect his investment, he emotionally waived the stringent screening process. The owner handed over the keys without checking references.  Instead of 5 declared occupants, they had 13 people move in. Within 30 days, the small house began to deteriorate. Blinds were shredded, windows shattered and crudely replaced with ...
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By Richard Stewart, REO Realtor-RDCpro, CDPE Free list of Foreclosures
(REAL BROKER LLC)
Helping Clients in Michigan's Foreclosure Redemption Period: An Overlooked Listing NicheBy Richard Stewart, Associate Broker, Real Broker LLCMost agents treat a sheriff's sale as the end of the conversation. In Michigan, it often isn't. The redemption period that follows is a window where a homeowner can still list and sell on the open market — and where a knowledgeable agent can do genuinely good work, protect a family's equity, and build a referral reputation in a niche almost nobody is serving well. Here's how it actually works, and where agents go wrong.What the redemption period really isAfter a foreclosure by advertisement and sheriff's sale, Michigan law (MCL 600.3240) gives the former owner a statutory window to redeem. It is not a fixed six months for everyone. It ranges from a...
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By Mike Young, FHA 203k Consultant 916-758-1809 cell direct
(203kOnLine.com, covering the USA)
203(k) Contractor Requirements: Your Guide to Loan SuccessBuying a fixer-upper is exciting. You walk through a home with peeling paint, outdated kitchens, damaged flooring, or an aging roof and imagine what it could become. The possibilities seem endless.Then reality arrives.Your lender starts asking for contractor documents. The FHA 203(k) consultant requests detailed bids. Your contractor becomes frustrated with paperwork. Suddenly, your dream renovation feels more like a graduate course in federal regulations.Here's the truth that surprises most homebuyers: the success of an FHA 203(k) loan depends just as much on choosing the right contractor as choosing the right home.After thousands of renovation projects, one lesson has become crystal clear—great contractors build beautiful homes...
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