How I provide exemplary service to buyers and sellers.

July 04,2026 | Posted By Flavia Brown in Real Estate

How I provide exemplary service to BUYERS and SELLERS. (For non-tradional mortgages, scroll dow to the last section of this blog post).

For BUYERS, I:

+ find or create money-making deals on desirable homes in Los Angeles County’s desirable neighborhoods and in areas where distressed homes are located that are ripe for low offers. Note: The Platinum Triangle (Beverly Hills-Bel Air-Holmby Hills) has plenty of homes that you can buy at huge discounts. Price range: $950K to $195M.

+ NOTE: Be sure to read the last paragraph regarding non-traditional mortgages that outperform the common 30-year fixed loan.

+ drive down asking prices. Depending on certain conditions, I get asking prices reduced to where the buyer will make a ton of money by the time escrow closes (instant equity). This usually works best with homes that have been on the market several months. But I have a strategy that gets my low offers accepted by sellers. Before presenting an offer I diligently study and analyze the nearbly similar comps.

+ watch out for my clients’ best interests, including being sure there won’t be any mistakes when selecting a property. My goals and fiduciary duties include helping my clients make a wise purchase and a lot of money right at the time escrow closes and and years later when they sell.
+ provide info on non-traditional mortgages that gives buyers better financing choices than the common 30-year fixed loan. See the last section.
+ present offers with no upfront money or proof of funds if there are no competing offers. That is, no earnest money deposit (EMD), no lender's pre-approval letter, and no proof of funds (POF) will be required until after the offer is accepted and ratified. After acceptance the buyer will have 17 calendar days (the contract's default) to investigate the property (inspections, seller’s disclosures, and reports) and decide whether to proceed toward close of escrow or cancel and get the deposit back. This is huge for buyers because they won’t need to provide funds and financial information every time they make an offer, but only after their offer is accepted. Property values and prices in Los Angeles County are predicted to increase 12% in 2025 and more in affluent areas, so it would be wise and advantageous to begin previewing homes before prices increase further.

+ + provide all HOA and condo information and legal requirements. Condo and townhouse transactions are more complicated than houses because of the many State-mandated laws and requirements. HOAs are part of my real estate expertise.

+ often give my buyers a generous legal tax-free rebate, although the amount depends on the price of the home and the commission rate. (Real estate buyer rebates do not violate California Business & Professional Code §10137).

+ find mortgage loans with much lower rates than the average 30-year fixed rate, and with downpayment and closing costs assistance.

+ don’t receive any broker fees (commission) from my buyers because the sellers will pay.

+ often get the seller to pay part or all of my buyer’s closing costs. (Buyer’s closing costs are approximately .8% of the purchase price).

+ explain every paragraph in the newly-revised 17-page purchase agreement (contract). Also, I give a sample copy of a filled-in purchase agreement and a written brief explanation of every paragraph for easy reading. I make sure my buyers know what's going on and there won't be any surprises.

+ explain in detail every step in a real estate transaction for buyers and sellers. (Both should know each other’s steps). Also, I provide the steps in writing for reference and to prevent any surprises.

+ have a spotless DRE record and no complaints during my 19 years in real estate.

+ have a balanced record of closed buyer and seller escrows, which helps me to negotiate effectively on both sides of the table in the best interest of my clients.

+ run smooth and problem-free transactions, thanks mostly to my exceptional transaction coordinator and my business partner/husband with 29 years in real estate.

+ If the seller prefers, I will conduct a simultaneous close of escrow (closing on the sold and replacement homes at the same time). However, most sellers prefer to rent back their sold home for a month or longer.

For SELLERS, I:

+ am skilled at getting homes sold at the highest price the market will bear. Note to owners of expired listings: There are only two reasons a property doesn't sell -- the asking price is too high or the marketing was weak. Since buyers can make low offers, that leaves weak marketing to be the primary reason homes stay unsold on the market. Read the next paragraph.

+ NOTE: Be sure to read the last paragraph regarding non-traditional mortgages that outperform the common 30-year fixed loan.

+ have a strong and effective marketing program that attracts thousands of prospective buyers and real estate agents, and more than 35,000 L.A. County agents and brokers. My marketing campaigns include entering listings on 800 real estate portals, websites, and all major social media sites. My marketing includes much more: professional drone photography, videos, floor plans, open houses, professional flyers, blast emails, and other ways to attract buyers and agents. My goals and fiduciary duties include getting the highest sold price possible in a legal and ethical manner.

+ provide all HOA and condo information and legal requirements. Condo and townhouse transactions are more complicated than houses because of the many laws. Before presenting an offer I diligently study and analyze the nearbly similar comps, dated laws and requirements. HOAs are part of my real estate expertise.

+ Before suggesting to the seller a list price, I diligently study and analyze the nearbly similar comps.

+ write a compelling and convincing MLS property description with up to 75 professional photos. A well-written description is very important because the MLS is where most agents and buyers begin searching for a home. Buyers also search on the internet, but the info is "borrowed" from MLSs. I expound in the MLS description section the desirable location as well as the home. Actually, good marketing agents will write two paragraphs – one for the home’s description and one for the desirable location because many prospective buyers are from other cities, states, or countries, so they may not know that the house is in a prime location and close to many attractions.

+ conduct a smooth and problem-free transaction, thanks mostly to my exceptional transaction coordinator and my business partner/husband with 29 years in the real estate business.

+ analyze offers and counteroffers in the best interest of my sellers.

+ don’t wait for other agents to bring a buyer. Instead, I do my own buyer searching. I subscribe to the Los Angeles Business Journal database of CEOs and businesses, AtoZ database, contactanycelebrity.com, and RocketReach to contact qualified prospective buyers. I send compelling and attractive blast emails.

+ explain every paragraph in the newly-revised 17-page purchase agreement (contract). Also, I give a sample copy of a filled-in purchase agreement and a written brief explanation of every paragraph for easy reading. I make sure my clients know what's going on and there won't be any surprises.

+ explain every step in a real estate transaction for buyers and sellers (both should know each other's steps). I also provide written steps for reference and to avoid any surprises.

+ have a spotless Dept. of Real Estate (DRE) record and no complaints.

+ have a balanced record of closed buyer and seller escrows, which helps me to effectively negotiate from both sides of the table.

+ If the seller prefers, I will conduct a simultaneous close of escrow (closing on the sold and replacement homes at the same time). However, usually a seller's first choice is to rent back the sold house for a month or longer. An option is a hard money loan during the transition period.

+ If the seller prefers, I will help find a desirable replacement home. I find and create money-making good deals anywhere in L.A. County.

Non-Traditional Mortgages

If you would like more home loan choices than the common 30-year fixed, please peruse the following loan programs:

+ A 2-1 buydown is a mortgage financing option that lowers the interest rate for the first two years of a loan. The interest rate is 2% lower in the first year and 1% lower in the second year. After the second year, the interest rate increases to the original rate. How it works:

The borrower pays lower monthly principal and interest (P&I) payments for the first two years.
The borrower pays the original interest rate after the second year.
The seller, builder, or borrower can pay for the buydown.

Benefits

A 2-1 buydown can make it easier to afford a home.
It can provide more flexibility with cash flow in the first two years.

Considerations

The borrower will need to be able to afford the higher monthly payments that start in year three.
The down payment amount and closing costs will not change.
Not all mortgage products can be used with a 2-1 buydown.

Discuss this option with your mortgage broker.

+ Adjustable rate mortgages (ARMs) – Various feature, including low interest rates.
+ FHA loans – 3% down, 580+ credit.
+ FHA 203 (b) – Most popular FLA loan. HUD rehabs.
+ FHA 203 (k) – for fixer uppers and rehabs.
+ VA loans – Zero downpayment.
+ Good Neighbor Next Door (GNND) – for police, firefighters, emergency staff, teachers. Special terms, including downpayment and closing costs assistance.
+ Fannie Mae Home Ready Mortgage Program – Special terms, including low downpayment, and low credit score.
+ Fannie Mae HomeStyle Renovation Loans – 3% down, 620+ score, low closing costs, low interest rates.
+ Energy Efficient Mortgage Program – Special terms, including low downpayment.
+ Stacking allows buyers (borrowers) to finance up to 2% of their closing costs (broker fees, discount points, non-recurring closing costs, etc.). It increases the loan-to-value (LTV) by 2%, with no additional fee.
Example: With a $1M purchase price, 20% down and an $800,000 loan, $20,000 is available to stack. Increase the LTV to 82% and the loan amount to $820,000. The extra funds can go toward a 2% cost to buy down the rate ($16,000) and $4,000 to go toward closing costs. This is a huge advantage for prospective buyers.

NOTE: For more info and details, talk to a mortgage broker, do a Google search, or ask me for the details and/or names of qualified mortgage brokers.
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Best regards,

Flavia Brown, Realtor (20 years)
CalDRE #01729313
Real estate author
homesbyflavia@gmail.com
homesbyflavia.com
310-702-0293

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Flavia did an exceptional job of getting my duplex sold, and found a 6-plex to complete a 1031 exchange transaction, all on time t...

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22939 Hawthorne Blvd., Suite 203
Torrance CA 90505

310-702-0293

DRE# 01729313

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