ACQUISTO REAL ESTATE SUCCESS STORIES Whether you are looking to buy or sell, Acquisto Real Estate is here to assist you in accomplishing your real estate dreams. Let us put our tools, techniques, and skills to work for you!
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The Power of Compromise Home Buyer Dilemma #1 Property Location: McKinney, Texas Client: Gary and Julie A.
Challenge: A couple was opting to downsize their home and enlisted the services of Acquisto Real Estate to help them find their next home. They settled on a new home and put down their earnest money with the builder. However, the wife was extremely particular and demanding, “one of the pickiest individuals I’ve ever dealt with in my career,” said Realtor®, Shana Acquisto. “They began making specific demands. The builder asked me several times, ‘is she serious?’ after I had verbalized some of their requests.” At one point, Shana and the buyer visited the builder’s design center to find that things were very disorganized, and the design professional was not present. “The builder had made her pay for a design person, and I (eventually) used that to our advantage,” said Mrs. Acquisto. “I told the builder that the buyer had spent money on the designer, and had waited for pricing which had caused delays.”
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“The builder had made the homebuyer pay for a design person, and I used that to our advantage in negotiation.” -Shana Acquisto, Realtor Things went from bad to worse, and the couple determined they no longer wanted the home despite the fact that it was under contract, and the deadline for retrieving earnest money had passed. “There was no legal recourse for them to get out of the contract and recoup their earnest money, and the builder was very frustrated,” said Mrs. Acquisto. “In fact, (the buyers) were fine with forfeiting the money. The wife was very stressed and emotional over this, and they just wanted to move on. They were not happy with the builder’s work.”
Bottom Line Benefit: Acquisto Real Estate was able to retrieve $5,000 in earnest money for a homebuyer despite their willingness to walk away from the deal and lose the money.
“When the builder said he’d be glad to take the buyer’s $5,000, I asked him why he would keep their money,” Mrs. Acquisto added. “The builder said ‘they’re wishy-washy, very distracting, and we invested all of this money into architectural redraws.’” Acquisto Real Estate Solution: Shana Acquisto realized that she had to reason with her clients, and with the builder. “We talked through this issue with both the husband and wife and I advised them of the pros and cons of what they were planning to do,” stated Mrs. Acquisto. Acting on her client’s behalf, Mrs. Acquisto told the builder that their less-than-adequate response to the buyer at the design center and their refusal to return the earnest money would certainly result in poor online reviews for a lax performance.
“Once the builder had a chance to think through the consequences of his decision, he did the right thing and called the buyer to pick up their $5,000 earnest money deposit,” said Mrs. Acquisto. “In retrospect, this was a generous action by the homebuilder. There was a lot of compromising on both sides, a lot of extra patience displayed by everyone, and an honest-to-goodness loving hand. Some difficult problems can get solved by remaining calm in spite of the storm, by listening to reason, and negotiating on the client’s behalf.” By reasoning and renegotiating on the homebuyers’ behalf, Mrs. Acquisto was able to retrieve their $5,000 earnest money from the homebuilder. Lessons Learned: A deal may not always go through but a professional Realtor® always represents the clients best interest.
When the builder drew a line in the sand and said he didn’t care about poor online reviews, Mrs. Acquisto requested that he put that statement into writing so it could be added to the file.
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Spread the Word Home Buyer Dilemma #2 Property Location: Sold in McKinney, Texas Bought in Dallas, Texas Client: Bill & Frances C.
Challenge: An empty nester couple wanted to downsize from a larger home in McKinney and move to downtown Dallas. However, they first had to sell their existing property in suburban McKinney that had been on the market for a while. “They needed a buyer who was able to close quickly and enable them to move,” said Realtor, Shana Acquisto. “It’s a common challenge, and we set about looking for that type of purchaser.” Until then, the buyer’s dream home was nothing more than a mirage. Acquisto Real Estate Solution: Realtor, Shana Acquisto was able to work through the logistics of finding a buyer that needed to close quickly. As a result, her client was able to move into a property in downtown Dallas, complete with a rooftop patio that provides a breathtaking view of the city’s colorful, and dynamic skyline. “This was a matter of finding the right type of buyer who saw value in the seller’s home,” said Mrs. Acquisto. Lessons Learned: Getting the word out about seeking a particular kind of buyer – in this case one who needed to close quickly – can help a Realtor® to provide a challenging solution for their client.
“We found a buyer that was relocating to the area who needed to close quickly.” -Shana Acquisto, Realtor
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Bottom Line Benefit: Acquisto Real Estate enabled its client to sell a property and locate a new property that fit their desired lifestyle in an accelerated timeline.
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Licensed to Sell Home Buyer Dilemma #3 Property Location: Frisco, Texas Client: Krista M.
Challenge #1: A homebuyer initially had attempted to work with a Realtor® who was hard to reach. This Realtor® had also failed to sign a Buyer Representation Agreement with the homebuyer, an important first step in the buyer/agent relationship. This agreement outlines the duties and responsibilities of the Realtor® to the prospective buyer, and vice versa. “There’s no real way to sugar coat this,” said Shana Acquisto of Acquisto Real Estate. “The client was also getting poor advice based on a lack of knowledge from the Realtor® they were working with. The prospective homebuyer explored other options and contacted us. It’s important to note that just possessing a real estate license doesn’t make you a successful Realtor®.” Challenge #2: The buyer viewed a property that they wanted to purchase. However, there were multiple offers on the home, and the listing agent and seller had set a fast-approaching deadline to review all offers submitted. Mrs. Acquisto quickly contacted the listing agent and told them of her client’s interest in purchasing the home.
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Bottom Line Benefit: Acquisto Real Estate enabled this buyer to purchase the home that best fit their needs.
Acquisto Real Estate Solution #1: Shana Acquisto quickly tended to the client’s needs by meeting with them, completing a Buyer Representation Agreement, and showing properties based on their preferences of location and floor plans. “This is a demanding residential market, and you simply have to get things done in short order to fulfill the client’s needs and desires,” said Mrs. Acquisto. “The buyer found a property they liked, we managed to secure it, and they moved into their new home within 30 days. We did our due diligence based on what needed to be accomplished in order to serve the client’s needs the best.” Acquisto Real Estate Solution #2: After talking with the seller’s agent, Mrs. Acquisto learned about the seller’s requirements and advised her buyer to structure the offer in a way that fulfilled each party’s financial and other related situations. “The buyer didn’t have a lot of cash, but we showed their strength in other ways,” said Mrs. Acquisto. “As a result, we did not make the largest offer (3.5%), but the offer was structured in a way that provided the seller with a more substantial (non-refundable) option fee, and the buyer also offered more (non-refundable) earnest money. There was also a timing issue, and we were able to offer the seller more time to stay in the home.” In both situations, Mrs. Acquisto demonstrated that there are many ways to separate a good Realtor® from a great Realtor®. Lessons Learned: All Realtors® are not created equal - the best ones strive to achieve for their clients.
A word from the client: Shana has not only been an amazing agent, but she truly connects with her clients. Her compassion for people is truly genuine and sincere. I have not purchased a home in over 16 years, and she has been there every step of the way to answer any questions I may have 24 hours a day by text, email, and phone. She has gone above and beyond in regards to going over everything from inspections to lender information and she makes me feel like I am her only client. It is so refreshing to have someone in your corner working through this process to make it as seamless and as stress-free as possible. Shana and her Client Coordinator Stacey know exactly how to do this from 110% personal service to walk through videos in regards to each step. In addition to free Utility Concierge services that transfer everything for free. Shana specializes in making people’s dream homes come true!! I would go as far as to say that if you have a real estate agent now, you might want to switch to Shana. -A Raving Fan!! Krista M., Homebuyer
“Merely having a real estate license doesn’t make you a successful Realtor®.” -Shana Acquisto, Realtor
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Collateral Damage Home Buyer Dilemma #4 Property Location: Frisco, Texas Client: Sarah D.
Challenge: During the inspection, both bathrooms had slow drains and inadequate flowing and flushing in the toilets. Shana Acquisto of Acquisto Real Estate recommended to her buyer that a licensed plumber should inspect the plumbing issues. “We negotiated a repair list with the seller to have a licensed plumber evaluate and correct the slow drains and improper flowing and flushing of both toilets,” said Mrs. Acquisto. The seller arranged for the plumber to examine and repair the issues, and provided receipts that everything in question was completed. However, just two days after the buyer closed on the property, they reported that the master bathroom’s plumbing was backing up and flooding several rooms in the home. Acquisto Real Estate Solution: When Mrs. Acquisto received the buyer’s phone call about the faulty plumbing at 9pm, she immediately called the plumber. “I learned something fascinating when I spoke to the plumber. Apparently, the plumber had informed the seller that there was a problem with the cast iron plumbing because it was antiquated and crumbling,” said Mrs. Acquisto. “But I didn’t see any notations about that
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“This would result in a $26,000 bill for plumbing repairs and the cleanup from the flooding, and none of that was ever the buyer’s fault.” -Shana Acquisto, Realtor on the Seller’s Disclosure [a document on which the seller provides the buyer with information about property defects before the contract is signed].” Although the plumber promised to return to the property, Mrs. Acquisto encouraged the buyer to get a second [plumber’s] opinion. “The second plumber discovered that there were holes in the cast iron plumbing which [the first plumber] unsuccessfully tried to patch inadequately,” she said. “It was also noted there were bits and pieces of a [plumbing] snake that had broken off. I felt that the seller had been apprised of the problem, but had failed to disclose the issue properly. That’s known as a ‘lack of proper disclosure’.” Mrs. Acquisto then contacted the listing agent and insisted they advise the seller to get an attorney. “This would result in a $26,000 bill for plumbing repairs, and the cost of cleanup that resulted from the flooding, and none of that was ever the buyer’s fault,” stated Mrs.
Acquisto. “Because we have a paper trail that points to a lack of proper disclosure, we have a case to seek remedy from the seller. The seller, in fact, refused even to split the cost of the repairs with the buyer when they had been given that option.” By quickly tending to the buyer’s needs, Mrs. Acquisto saved them from having to pay a hefty repair bill that was not their responsibility or fault. Lessons Learned: Insist that a substantial paper trail (receipts, correspondence, etc.) exists as not everyone is honest.
Bottom Line Benefit: Acquisto Real Estate discovered a “lack of proper disclosure” by the seller, enabling their buyer to avoid paying a $26,000 repair and additional cleanup bills that were not their responsibility or their fault.
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Bridging the Gap Home Buyer Dilemma #5 Property Location: McKinney, Texas Client: Drew H.
Challenge: A family that was relocating to the Dallas/Fort Worth area submitted an offer on a home that already had multiple offers on it. To add to the first challenge, the seller wanted to close quickly, but the buyer had a home to sell first. “The buyers wanted the home so badly, and they needed to sell their current property,” said Realtor®, Shana Acquisto. “We wondered if they needed a contingency (which might significantly lengthen the process), which might have taken them out of the bidding.” Acquisto Real Estate Solution: Mrs. Acquisto quickly set in motion a process that would help the buyer secure the property. “We put the buyer in touch with a lender whom we felt could help them overcome these obstacles, including a same day credit application,” she said. “The lender worked on the application after hours, and got them approved with a creative way of financing.
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“Something you think is impossible to achieve is realistic when everyone works together.” -Shana Acquisto, Realtor “The lender felt confident that they could push through the loan documents within 20 days, which is nearly impossible,” Mrs. Acquisto noted. “We eliminated the need for a contingency by encouraging the buyer to take a bridge loan, which they did. That enabled us to structure the offer to make the closing date sooner to accommodate the seller’s needs.” Note: A “bridge loan” enables a borrower who has not sold their current home to purchase a new home by “bridging” the gap between the sales price of the home for sale and the purchase price of the
home that they are buying. The bridge loan is secured by the home being sold, and its funds are used as the down payment for the mortgage on the home being purchased. The offer also included a higher option fee ($1,000) than what competing buyers’ offers were anticipated to provide, and was structured to fulfill both the buyer’s and seller’s needs. “As a result, the closing took just 14 days, which elated both parties. You have to care about people enough to do what’s in their best interests,” said Mrs. Acquisto. “Something that you think is impossible to achieve is realistic when everyone works together.” Lessons Learned: By creatively structuring and offer and thinking out of the box, a Realtor® can enable their client to achieve what was once thought as impossible.
A word from the client: “Shana and her team did a fantastic job helping us in all of our real estate needs. From contractors to contracts, they made the process easy and never wasted our time. I love efficiency and was not disappointed. I would refer Acquisto Real Estate to all of my friends.” -Drew H.
Bottom Line Benefit: Acquisto Real Estate enabled the buyer to win a bidding contest and fulfill the seller’s desire to close quickly.
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The Price is Right Home Buyer Dilemma #6 Property Location: Frisco, Texas Client: Christine A.
Challenge: Realtor Shana Acquisto’s homebuyer was shocked to learn that the appraisal on the home they wanted had come in $30,000 below the sales price on a Monday afternoon. “As a representative of the buyer, we wanted the appraisal to come in low, but not that low because the seller won’t want to agree to a lower price matching the appraisal,” said Mrs. Acquisto. “The truth is, this appraisal should not have come in that low, it was not 100% accurate. Nevertheless, we needed to deal with this situation.” A Friday closing was looming, and the purchase of this home was in jeopardy.
“I reasoned with the seller’s agent that her client would have to begin the process all over again, and was able to strike a deal that benefited both parties.” -Shana Acquisto, Realtor 12 • Acquisto Real Estate Success Stories
Acquisto Real Estate Solution: Mrs. Acquisto quickly relied on her keen negotiating skills to salvage the situation. “I negotiated very passionately on my client’s behalf, and got the sales price lowered by $30,000 in time to meet the Friday closing date,” said Mrs. Acquisto. “I reasoned with the seller’s agent that her client would have to begin the process all over again, and I was able to strike a deal that benefited both parties. With the stroke of a pen, we negotiated a price that both the buyer and the seller could live with.” Mrs. Acquisto’s experience and skill at negotiating saved her client the home they wanted, and enabled them to avoid paying an additional $30,000. Lessons Learned: Perseverance and experience can spell the difference between a good Realtor® and a truly great Realtor®.
Bottom Line Benefit: Acquisto Real Estate saved their buyer $30,000.
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Phone a Friend Home Buyer Dilemma #7 Property Location: Little Elm, Texas Client: Tyler L.
“Even after the close of a transaction it is always our goal to remain helpful. We firmly believe in creating clients for life.” -Shana Acquisto, Realtor
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Bottom Line Benefit: Acquisto Real Estate saved their client several days of anguish by getting the warranty company to send a repair person earlier than they had promised to do and all at no cost to the buyer.
Challenge: A buyer that Acquisto Real Estate helped to find a new home called on a Monday, just a few days after they’d moved in. Their air conditioning had stopped working during a particularly hot part of the summer, but the warranty company did not consider it an emergency and said it would not repair the system until the end of the week. “They had selected a non-reputable company for their dual-unit system,” said Realtor Shana Acquisto. “The warranty firm told the family that if only one of the two units is out, then it isn’t considered an emergency.” With one-half of the buyer’s upstairs-downstairs floor plan sweltering in the heat, the client asked Mrs. Acquisto if there was anything they could do to expedite the repair process. Mrs. Acquisto knew she had to do something to help her client.
“Our relationships with service providers come in handy in this type of a situation,” said Mrs. Acquisto. “When we discussed this challenge as a team the next morning, it turned out that one of our reliable employees had an ‘in’ with the warranty company.” Stacey Hendren, the Acquisto Real Estate Client Coordinator, knew someone in the corporate office of the warranty company. “Stacey called her contact, calmly explained to them that we send them a great deal of business and that our client was very upset,” stated Mrs. Acquisto. “Her contact was able to pull some strings, and the warranty company sent a repair person out there that very day. And, they did not charge the buyer a fee!” Lessons Learned: An experienced Realtor® will seek to capitalize on existing relationships to request a favor that helps the client.
Acquisto Real Estate Solution: Leverage existing relationships with preferred service providers to find a timely repair to the air conditioning unit.
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Builder & Lender Beware Home Buyer Dilemma #8 Property Location: Dallas, Texas Client: James T.
Challenge: A physician who had recently graduated from medical school and his wife wanted to use a lender who had promoted a “doctor’s loan.” After the couple had chosen a new build property, the builder refused to agree to lower their price despite the fact that it was on the market for two months. A snafu in the mortgage process caused a delay that threatened the closing date; the builder offered to extend the timeline but only if the buyer would work with their preferred lender to obtain the mortgage. Acquisto Real Estate Solution: Realtor Shana Acquisto met with the preferred lender to accelerate the process. The lender sent out an appraiser to determine the property’s value. The lender’s mortgage amount is based on the appraisal, but this property did not appraise – coming in at $50,000 below the list price!
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“We informed the builder that the price had to be renegotiated since the home was not worth the asking price based on the appraisal.” -Shana Acquisto, Realtor “We informed the builder that the purchase price had to be renegotiated, since the home was not worth the asking price based on the appraisal,” said Mrs. Acquisto. “When the builder refused to reduce the price, we terminated the contract and walked away, as is our right.” Realtor Shana Acquisto addressed the issue of a “doctor’s loan,” telling the buyers that such a financing tool does not exist. She also
advised the homebuyers that they were free to choose any lender that they wanted. After the home failed to appraise and the buyers terminated their contract, the property sat without being purchased for another 30 days. A very persistent Mrs. Acquisto asked the builder on numerous occasions why they wouldn’t lower the price and help a willing buyer take the property off their hands. Mrs. Acquisto contacted the buyer again, reasoning that because the home was still on the market and was costing the builder additional carrying costs, the seller should lower the price for the still interested buyers. The builder had also admitted to Mrs. Acquisto that there had been another appraisal issue (coming in below the sale price).
Lessons Learned: There is no such thing as a “doctor’s loan.” But some banks do offer physicians a product that does not calculate their student loans, thereby making it easier to obtain a home mortgage. Additionally, persistence pays off in the end. While the first contract didn’t go through, letting the property sit on the market enabled the buyer to snatch it up later at a lower cost.
Bottom Line Benefit: Acquisto Real Estate saved this homebuyer $50,000.
The homebuilder finally relented, enabling the buyer to purchase the new home and save $50,000.
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Under Construction Home Buyer Dilemma #9 Property Location: Dallas, Texas Client: Lawrence R.
Challenge: The buyer, who was represented by Acquisto Real Estate, chose a new home under construction. Realtor Shana Acquisto had a preexisting relationship with the builder and managed to negotiate the sales price down to save the buyer $12,000. The buyer elected to use the builder’s preferred lender, which a lot of builders will insist on. “But I was leery and advised our client up front to shop other lenders,” stated Mrs. Acquisto. “Our client opted to go with the builder’s preferred lender, and we began to experience a lot of delays.” The lender also was requesting additional documentation from the buyer – a salaried employee – such as personal tax returns, as if he were self-employed. Also, the builder’s lender had seriously erred while putting in the buyer’s application, which threatened to create additional issues.
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“We enabled our buyer to complete the deal and avoid losing the deposit he’d put down on the home.” -Shana Acquisto, Realtor After having the file for more than two months with a closing scheduled for the following week, the lender suddenly claimed the buyer would not qualify to purchase the property. A transaction that had started out smoothly was now in danger of costing the buyer their dream home, as well as the earnest money deposit they’d put down on the property.
Acquisto Real Estate Solution: Realtor Shana Acquisto contacted a lender that frequently works with Acquisto Real Estate clients and worked through several threatening issues, then returned the loan documents to the builder’s lender. “That enabled us to close the transaction,” said Shana. “We enabled our buyer to complete the deal and avoid losing the deposit he’d put down on the home.” Before closing, the builder had threatened to charge the buyer for the incentives (blinds, a title survey, and a washer/dryer combo) that were tied to the use of their preferred lender. “But we professionally explained to the builder that their lender was not serving our client well, and the builder decided not to press this issue,” said Mrs. Acquisto. “If we hadn’t recognized that there were delays caused by using the builder’s preferred lender, the buyer would’ve been in danger of having to start over again with another lender or potentially losing out on the deal altogether.”
Lessons Learned: Builders want you to use their preferred lender, who don’t typically offer expenses paid such as the title policy and survey, which are included in the services provided by many other lenders. Additionally, buyers may not realize that when it comes to a new home builder, they can negotiate upgrades such as blinds that don’t come with the property. Even with the high homebuyer demand and low supply for homes, your Realtor® can negotiate these extras.
Bottom Line Benefit: Acquisto Real Estate saved this homebuyer $12,500 and 30 days.
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Flip Flop Deal Home Buyer Dilemma #10 Property Location: Dallas, Texas Clients: Kari and Bob A.
A husband and wife fell in love with an older home in Dallas, Texas that had been on the market for an extended period. They were informed by Realtor Shana Acquisto that the property needed extensive repairs that could become catastrophic if they weren’t made. “The buyers were familiar with the process of doing repairs and indicated they would ‘flip’ the property sometime down the road,” said Mrs. Acquisto. Challenge #1: After the inspection was completed, it indicated that several crucial repairs needed to be made. During work on the home’s foundation (not covered by the seller’s home warranty), it began to leak. “When the repairmen began digging to fix the foundation issue (which wasn’t covered by the home warranty and would become the buyer’s responsibility after closing if it hadn’t been repaired), a pipe burst that created several leaks,” stated Mrs. Acquisto. “They attempted to identify the source and thought they’d fixed it, but they hit something that created plumbing issues after the fact, requiring the replacement of the home’s entire plumbing at the cost of about $10,000.”
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Repairing the plumbing would also necessitate a new floor at a buyer’s credit of $1,500 since the existing floor had to be dug up for its successful installation. Challenge #2: About 45 days after closing, the buyers called Mrs. Acquisto complaining that the air conditioning unit – which the seller had replaced before closing – was not blowing cold air upstairs. The buyers contacted the air conditioning provider, who claimed they had told the seller that the unit would not cool the upstairs. Realtor Shana Acquisto continues to provide negotiations, advice, and counsel throughout the process of this deal for her buyers. Acquisto Real Estate Solution #1: Once Mrs. Acquisto realized from the inspection that several repairs would be required, she negotiated an offer from the buyer at $7,000 below the list price. “We gave supporting data such as area comparables and the list of repairs needed that showed why the seller should accept the lower offer,” said Mrs. Acquisto. “Initially, the seller had refused to budge on the price, but we felt they hadn’t justified the need for repairs in their original price. Fortunately, after we supplied them with market data and repair costs, they didn’t want to deal with what might happen in the future and agreed to our lower offer price.” Noting that repairs were the seller’s responsibility, Mrs. Acquisto negotiated buyer’s credits of $5,500 for the foundation), $10,000 for plumbing, and finally $1,500 to cover the flooring. Acquisto Real Estate Solution #2: By offering ongoing guidance and coaching after the closing, Acquisto Real Estate helped the
homebuyer resolve the air conditioning issue. “A new air conditioning unit that the seller put in for $6,200 should be cooling the entire home, so it’s ridiculous that anyone would tell the seller it wouldn’t cool the upstairs,” said Mrs. Acquisto. “We told the buyer that they should push the issue with the air conditioning company, and tell them that if they put a new unit in, it should be cooling the entire home. We also advised our buyer to contact the Better Business Bureau if the air conditioning company refused to come out and fix the unit. The seller’s agent who had guided them to contact this air conditioning company was told that this was their reputation on the line.” The company finally came out to resolve the issue. At the end of this arduous process, Acquisto Real Estate saved their client a total of $24,000. Lessons Learned: Whenever an inspection dictates that repairs must be made, they are the seller’s responsibility and must be negotiated prior to closing.
“We gave supporting data such as area comparables and the list of repairs needed that showed why the seller should accept the lower offer.” -Shana Acquisto, Realtor
Bottom Line Benefit: Acquisto Real Estate saved this homebuyer $24,000.
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Discount Agent, Discount Service Home Buyer Dilemma #11 Property Location: McKinney, Texas Client: Shawn D.
“The client benefits from my experience, knowledge, and expertise, and I ensure that they are satisfied throughout the process.” -Shana Acquisto, Realtor Challenge #1: After a client saw a home that he liked, he called Realtor Shana Acquisto claiming there was another agent offering to rebate (give back) their commission in exchange for using their services. The client asked if Shana would make him the same offer. When Shana declined, he signed with another real estate agent. Challenge #2: The other agent that the buyer had chosen failed to return the client’s phone calls, and was never available. Two weeks later, the client contacted Shana Acquisto asking her to show him another property in McKinney, Texas. Challenge #3: The buyer chose a large bank for his mortgage, and the seemingly inexperienced loan officer struggled with the mechanics of the finances. “The client claimed that the bank would give him a better interest rate and classify him as a ‘priority buyer’ because he had his car loan with them,” said Mrs. Acquisto. The mortgage issues delayed the closing 60 days, with the seller declining to extend at that point, and even threatening to terminate that deal altogether.
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Bottom Line Benefit: Acquisto Real Estate saved this homebuyer over $7,000 and the potential for an impending lawsuit.
Acquisto Real Estate Solution #1: Mrs. Acquisto steadfastly defends her reputation as an outstanding Realtor®. “I asked the client how he would feel if his boss withheld all or some of the amount of his paycheck,” stated Mrs. Acquisto. “The client benefits from my experience, knowledge, and expertise, and I ensure they are satisfied throughout the process.”
“I have a good relationship with the seller and the agent because I was truthful with them throughout the process,” said Mrs. Acquisto. “I contacted the bank and began to understand some of the issues they were having. We worked out the details with the seller. We’re frequently able to do this because we’re highly respected in the market with other agents and brokers.”
Acquisto Real Estate Solution #2: Mrs. Acquisto told the client they had to make a commitment and sign an Exclusive Buyers Representation Agreement with Acquisto Real Estate. “He was hesitant to make that commitment, so I explained why it was important for him to have one-on-one personal service and experience,” said Mrs. Acquisto.
Acquisto Real Estate saved the buyer from defaulting and losing $7,000 in earnest money and the cost of an appraisal. They also saved him from having to pay for a potential seller’s lawsuit. Lessons Learned: A simple meeting among the buyer’s and seller’s representatives and loan officers to tie up loose ends frequently will save a deal and enable it to close.
Acquisto Real Estate Solution #3: Shana Acquisto worked diligently with the bank’s loan officer and the seller’s agent to work through several issues, complete the required paperwork and close the deal.
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Under Repair Home Buyer Dilemma #12 Property Location: Garland, Texas Client: Robert S.
Challenge: A buyer who initially encountered problems with a lender while seeking a home that was too expensive for their means finally settled an older property in Garland, Texas. However, their desired property had some repair issues. “We instructed the buyer to obtain documentation for the repairs that had been done, meaning the actual receipts notating the specific work that had been completed,” said Mrs. Acquisto. “We also requested that the work be done by licensed professionals so the seller wouldn’t use a discount service that wasn’t reliable. We always spell that out for our clients,” Mrs. Acquisto added. After the repairs had been finished and the walkthrough was successfully completed, the buyer closed on the property. But a week later, the buyer contacted Acquisto Real Estate and complained that they noticed a black compound seeping through the walls of their home.
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“... the home warranty provider wanted to deny the buyer’s claim, saying it was a preexisting condition, but we disproved that and were able to resolve the dispute.” -Shana Acquisto, Realtor “Per the receipt the seller gave us, it indicated the proper steps had been taken to prevent this problem,” said Mrs. Acquisto. As if that weren’t enough, the hot water heater stopped working soon after. Needless to say, this was one unhappy buyer.
Acquisto Real Estate Solution: Mrs. Acquisto visited the buyer at their new residence and examined the receipt for the repair that would’ve prevented the black compound. “We made some phone calls and learned that the seller had asked her ex-husband do the work [on the hot water heater],” said Mrs. Acquisto. “He was not licensed to complete the task. The seller had given us false information [when asked whether she had hired a licensed professional].” Fortunately, Acquisto Real Estate faithfully stands by their clients through thick and thin and helped this buyer throughout the entire process. The Acquisto team – at no charge to the buyer – went through each issue with the buyer and helped them work with their home warranty provider to handle the issues that required attention. They eventually saved the buyer approximately $10,000 for what they would have
paid for repairs and accelerated the process by about two weeks. “The buyer didn’t know how to handle the situation when the home warranty provider wanted to deny the buyer’s claim, saying it was a preexisting condition,” recalled Mrs. Acquisto. “But we disproved that, and were able to resolve the dispute.” Lessons Learned: Homebuyers should always obtain detailed documentation for the repairs that have been done, and the repair work should be done by licensed professionals.
Bottom Line Benefit: Acquisto Real Estate saved this homebuyer $10,000.
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Repair as Needed Home Buyer Dilemma #13 Property Location: Dallas, Texas Client: Derrick S.
“We don’t just sign off and move on – we make sure that everything is happening behind the scenes every step of the way.” -Shana Acquisto, Realtor Challenge: A first-time homebuyer began the process of buying an older property in Dallas, Texas. During the inspection period, several items came up that needed repairs. Acquisto Real Estate negotiated these items with the seller, who agreed to have them fixed per their responsibility. When Realtor Shana Acquisto inspected several of the repaired items before closing, she identified several that had not been completed by licensed professionals. Then, after closing, it was discovered that there were several issues that still needed to be resolved. Acquisto Real Estate Solution: Acquisto Real Estate always advises sellers to find and use specified licensed professionals to complete repairs, and to obtain highly-detailed vendors’ receipts to prove what was (or was not) completed. “In this case, when I did a pre-closing inspection, I realized some repairs hadn’t been completed and requested receipts from the seller,” said Shana Acquisto. “Once we identified work that hadn’t been com-
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pleted by licensed professionals, we instructed the seller to provide us with receipts of the work done, and ultimately to hire the appropriate personnel where required.”
Acquisto Real Estate saved the homebuyer $1,000, plus an undetermined amount needed to fix items had the Realtor® not identified them.
Using licensed professionals also simplified the required correction of any issues discovered after closing. “Because the seller had obtained the proper documentation, they could contact their vendors and get everything resolved quickly and easily,” said Mrs. Acquisto. “I always want as much information on the receipt as possible to spell out what was or wasn’t done. Since we aren’t licensed repair professionals, the only way to determine what was done is with the detailed paper trail.”
Lessons Learned: Sellers should always find and use licensed professionals to complete repairs and to obtain highly-detailed vendors’ receipts to prove what was (or was not) completed.
Mrs. Acquisto also recommends that buyers should have their inspectors reexamine everything prior to closing to ensure that everything has been suitably completed. “We don’t just sign off and move on,” remarked Mrs. Acquisto. “We make sure that everything is happening behind the scenes every step of the way.”
Bottom Line Benefit: Acquisto Real Estate saved the homebuyer $1,000, plus an undetermined amount needed to fix items, had the Realtor® not identified them. Acquisto Real Estate Success Stories • 27
Foreclosure Consequences Home Buyer Dilemma #14 Property Location: Lewisville, Texas Client: Ian and Kaylee T.
“Being experienced in knowing what the bank would look at, we made a more secure offer and won the bid.” -Shana Acquisto, Realtor
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Challenge: A husband and wife purchased a property in Lewisville, Texas that had been foreclosed upon by Freddie Mac. Acquisto Real Estate steered the buyers through the technical foreclosure sale process that was further complicated because six other parties were also bidding on the property. In addition, the buyers who were represented by Acquisto Real Estate entered the transaction in a weaker financial situation compared with the other bidders. As if that weren’t enough, the property’s foundation and hot water heater would need repair work or possible replacement. Realtor Shana Acquisto thought long and hard before creating a very enticing package to make her client much more attractive to the listing agent and the bank. Acquisto Real Estate Solution: Acquisto Real Estate created the most appealing solution for their buyer by convincing them to offer less of a down payment and leveraging it by using that cash to offer an amount in excess of the list price. “Being experienced in knowing what the bank would look at to enhance their net profit, we made a more secure offer and won the bid,” said Realtor Shana Acquisto. “Our client had the cash to pay the difference so the bank would see this as a great opportunity.”
In addition, Mrs. Acquisto negotiated for the buyer a new foundation with a lifetime warranty on the work being completed, as well as a new hot water heater. “Although banks typically sell [foreclosure] properties as is, we negotiated those extras thanks to our experience with financial institutions,” said Mrs. Acquisto. “The bank was very pleased to sell the property and get more money for it.” Lessons Learned: Although banks usually sell foreclosure properties as is, it is possible to negotiate for them to provide repairs and/or replacements.
Bottom Line Benefit: Acquisto Real Estate won the deal for the buyer against other competitive bids and got them the home of their dreams.
The buyers’ offer also would offset a shortfall in a below sale price appraisal (the amount which the bank lends on), which came in on target.
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Land Rush Home Buyer Dilemma #15 Property Location: McKinney, Texas Client: Sarah and Tony K.
Challenge: Because of the hot real estate market in McKinney, a land rush to camp out and wait in line for a builder’s release of new lots was a must. Shana Acquisto worked closely with a young couple to make their dreams of a new home a reality. The process took Shana to stake her claim in line at 6 am amongst over two dozen eager buyers to have first dibs on the new lots released from the builder. Because the process was first come, first serve Shana had worked hard to anticipate how the process would play out for her clients.
Bottom Line Benefit: Acquisto Real Estate worked closely with this new homebuyer to ensure that they got the home of their dreams and it was perfect! Additionally, the homebuyer saved money by using a preferred lender instead of the builder’s lender. 30 • Acquisto Real Estate Success Stories
Acquisto Real Estate Solution: Shana Acquisto was with her clients every step of the way. From the initial contract to meeting at the design center to choosing house finishes and being present during inspections, there wasn’t a single detail overlooked. And that’s a good thing as there were a few bumps in the road along the way. As the new homebuyer and Mrs. Acquisto walked through the home to inspect it, they found a variety of different items that needed to be fixed before closing. From lights being off center in the master bedroom to various other issues that needed to be addressed. Shana acted as the go-between with the builder and always worked on behalf of her client to ensure they were satisfied with their new home purchase. Additionally, Mrs. Acquisto helped the client connect with a preferred lender that ended up saving them money over going with the builder’s lender. Unfortunately, the closing became delayed because quality control on the builder’s side was not done. Again, Shana Acquisto went to bat for her clients to ensure everything was perfect for the newly constructed home before they signed on the dotted line. The process took over a year to finally complete, and in the end, the buyer got the home of their dreams! Lessons Learned: Just because it is a new construction home doesn’t mean that everything in the home will be perfect.
Light Speed Home Seller Dilemma #1
Challenge: A home seller listed their home with Acquisto Real Estate and needed to sell very quickly to move out of state within a set timeline. Adding to the challenge were that multiple offers came in due to the popular floor plan of the home. Thus the seller needed additional time to review the pros and cons of each offer and decide on the best one that fit their needs.
Property Location: Frisco, Texas
“The client wanted to spend time together as a family and prepare the children for their new surroundings in a new state,” said Shana Acquisto. “A typical closing takes about 30 days, but we set about trying to fulfill their wishes to expedite the process.”
Client: Anna H.
Acquisto Real Estate Solution: Mrs. Acquisto quickly put out the word to everyone that her client needed to move quicker than is usually the case.
“All parties involved with this transaction worked together, and it was so impressive that we closed in just ten days.” -Shana Acquisto, Realtor
“All parties involved with this transaction worked together, and it was very impressive that we closed in 10 days,” she said. “That’s nearly unheard of in the industry. We actually saved them an interest payment!” “We got the home sold and closed so quickly because everyone from the lender to the buyer’s agent and the buyer themselves even pitched in to make it happen,” Mrs. Acquisto quickly added. Lessons Learned: When everyone works together, even the seemingly impossible is achievable.
Bottom Line Benefit: Acquisto Real Estate closed the sale of the client’s home in just ten days, saving them an interest payment and enabling them to move to Tennessee in a much quicker timeframe.
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Coming Up Short Home Seller Dilemma #2 Property Location: Fairview, Texas Client: Jessica and Tim W.
Challenge: Acquisto Real Estate was representing the seller in a transaction during which the buyer’s inexperienced agent failed to turn in their client’s earnest money on time. Among several other snafus, the agent did not adhere to terms of their buyer’s agreement. Despite repeated delays, Acquisto Real Estate was able to accelerate the process of closing on the property in Fairview, Texas. However, at closing the buyer was only able to offer $200,000 in cash, which was $20,000 short of the sales price. At that point, he was in default. With a considerable amount of money at stake, Acquisto Real Estate came up with a creative approach enabling to close on time, and for the entire sales price.
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“We tried to be creative since the seller had a low-risk factor, they owned the home and didn’t owe any money.” -Shana Acquisto, Realtor Acquisto Real Estate Solution: Representing the seller, Realtor Shana Acquisto took it upon herself to educate the buyer’s agent on how to proceed with the sale of a home without taking advantage of the situation. When the buyer delayed the closing by not having sufficient funds, their agent shrugged it off by saying “this happens.” “We agreed to extend the date of closing, but only if the buyer would
agree to an increase in the sales price,” stated Mrs. Acquisto. Acquisto Real Estate completed the deal by convincing their seller to provide the buyer with a $20,000 loan with a considerable interest rate. “We tried to be creative since the seller had a low-risk factor, they owned the home and didn’t owe any money,” said Mrs. Acquisto. “The seller already had $200,000 of the buyer’s cash, and would be able to pursue the buyer if they defaulted on the loan.” Mrs. Acquisto’s creative bent saved the deal after generating additional funds with an increased sale price for their seller.
Lesson Learned: When the seller owns the property outright, they can help the buyer by offering to lend them an amount (plus interest) that completes the transaction.
Bottom Line Benefit: Acquisto Real Estate saved this homebuyer the sale of their home and earned them more money in the long term.
Acquisto Real Estate saved this homebuyer the sale of their home and earned them more money in the long term.
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Low Expectations Home Seller Dilemma #3 Property Location: Frisco, TX Client: Patrick M.
Challenge #1: The seller had gone through a divorce since buying their brand-new home in Frisco, Texas the previous year. “The seller told me he just wanted to pursue being happy again, and selling this home was a big step in that direction,” said Shana Acquisto. “I compared his home with pricing on new construction, which was $75,000 to $100,000 more than an existing home. Based on this comparable information, I suggested we list his home at $40,000 above his expected listing price, but he would have been pleased to accept as much as $40,000 LESS than the expected listing price!” Challenge #2: As closing approached, the buyer came back and asked for some improvements to be made to the property that he should have requested following the initial inspection. “This sometimes will occur – it’s a case of buyer’s remorse a person experiences before closing,” said Mrs. Acquisto. “We had a snafu to overcome, and set about doing just that.”
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“We had the property staged, and a bidding war ensued. The buyer offered $50,000 more than the original listing price.” -Shana Acquisto, Realtor Mrs. Acquisto explained to the seller that their home had to be in the exact condition at closing that it had been during showing, including the property’s exterior. Since the buyer felt the trees at the front of the home were dead, and Mrs. Acquisto had to work through some other issues with the buyer.
Bottom Line Benefit: Acquisto Real Estate earned the seller $50,000 over the original listing price.
Acquisto Real Estate Solution #1: Using comparable data, Acquisto Real Estate suggested the seller list the home $40,000 above their target price. “We brought in a stager, which is a design professional who enhances the aesthetic appeal and functionality of a property to help the home sell quicker,” said Mrs. Acquisto. “The seller agreed, a bidding war ensued, and the buyer offered $50,000 more than the original listing price.” Acquisto Real Estate Solution #2: Although the seller would have happily provided a few hundred dollars to have new trees planted, Acquisto Real Estate determined they needed to obtain proof that the trees were already dead when the home was being shown. Shana Acquisto located and examined photos of the home from the period in which it was being shown. She also consulted the city ordi-
nance and the community’s Homeowners Association (HOA) rules regarding the seller’s responsibility. “Since the seller had proof of the trees’ condition at the time of showing and would be in default if they reneged on the purchase, the deal was completed,” stated Mrs. Acquisto. Acquisto Real Estate earned the seller $50,000 over the original listing price. Acquisto Real Estate salvaged the sale of the home after the buyer tried to ask for more. Lessons Learned: The seller must have their property in the exact same condition at closing that it had been during showing, including the property’s exterior.
Acquisto Real Estate Success Stories • 35
But Don’t Take it From Us... “Shana Acquisto is the BEST. They totally understood our family needs and provided many home options. Shana’s guidance during the whole process was outstanding. Everything was smooth and easy. I am sure I couldn’t find a better broker. In summary, THE BEST. Exceeded our expectations.” -Bought a home in Frisco, TX
“Shana and her team did a fantastic job helping us in all of our real estate needs. From contractors to contracts, they made the process easy and never wasted our time. I love efficiency and was not disappointed. I would refer Acquisto Real Estate to all of my friends.” -Bought a home in Rockwell, TX
“Shana is an amazing Realtor®. We have worked with a few others but have not found someone as reliable and knowledgeable. Each home she has shown us, she not only highlighted what made it a great home but also the issue she sees with the home. It really helped us make an inform decision when making an offer. For the home we purchased, she was able to get us everything we negotiated for even in a seller’s market. We will definitely use her services again when we buy another home!” -Bought a home in Plano, TX
“Shana and her team have been an absolute pleasure to work with. From the onset, she made my wife and I feel comfortable during what can be a very stressful process. She and her team have been very patient with us and have gone the extra mile to ensure that we received the best deal on the perfect house for us. I also appreciate the honesty she and her team displayed. It was obvious Shana was not simply concerned about getting us to buy a house, but wanted to help us find a home that we would love and enjoy for years and years into the future. Thank you!” -Bought a home in Carrollton, TX
“Shana and Mike went above and beyond to ensure we were comfortable with the process of both buying our new home and selling our older one. Their knowledge is extensive and they were always able to help us find the right information or resource to help.” -Bought a home in McKinney, TX `
“Shana and the Acquisto Real Estate team have been fantastic to work with. They have worked diligently with us to make sure that all of our needs were met and that all of our assets were covered. She has been the best Realtor® that we have ever worked with both in selling our home and purchasing a new one. We highly recommend her and her team as they are personal, very knowledgeable and willing to go the extra mile to make sure that you get the best deal under any circumstances.” -Bought a home in Murphy, TX
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“The process of selling my home was relatively stress-free. Shana and her team did a great job keeping me and my family informed; we always knew what to expect and what our next step in the process should be. I would definitely recommend her to anyone considering buying or selling a home.” -Sold a home in Frisco, TX
“I recommend her. Very professional. She was an excellent rental agent and was always responsive to my needs. Her recommendations for tenants was fine as her handling of all the details that needed to be attended to get the property ready for sale. She saved me significant money in this regard.” -Sold a home in Frisco, TX
“Shana & her team are the best in the business!!! I have dealt with several different agents and agency’s & not only has Shana time and time again (bought and sold 3 houses with her) provided a top notch stress free transaction every time, she has also sold my houses at list or above list every time!!! I will never use anyone else for my real estate needs and you shouldn’t either! Thank you Shana!” -Sold a home in Midlothian, TX
“Shana was definitely invaluable to me, as a first time home buyer. She expressed genuine passion for the work she does and showed extreme patience at times when I seemed to be overly picky and demanding about what my first home needed to have. She never pushed nor did she ever try to speed up the process to get to her next client as I’ve witnessed others do. She would always present the facts and let me make up my own mind and only gave her opinion if I asked for help. I love my home and am very thankful for Shana having helped me through the home buying process. I doubt I would’ve ended up with such a lovely home if not.” -Bought a home in Carrollton, TX
“Shana and her team worked diligently with us from our initial meeting all the way through closing. Shana’ s personal knowledge and expertise of the area combined with her husband Mike’s technology flair and Stacey’s attention to detail from contract to closing made for an awesome experience. I would highly recommend them.” -Bought a home in The Colony, TX
“This Realtor® is the BEST in the area! In a very fast moving market, she helped us secure a home quickly with no issues, while others we knew were having to place multiple offers for several homes. We were able to purchase our home quickly because of her knowledge of the market and her suggestion to slightly tweak our original offer. A year later, she is still helping us with our real estate taxes. If you are looking to buy or sell a home, contact Shana immediately!” -Bought a home in McKinney, TX
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“Shana did a great job of listening to us and then making recommendations according to what we were looking for. Anything we ask of her she delivered on in a very timely matter.” -Bought a home in Dallas, TX
“Linda was amazing to work with. She took the time to ensure that we were comfortable and informed throughout the entire process. She was very knowledgeable and did her best to make sure we were getting the best deal. She always responded to our text, phone calls, and emails quickly. She treated us like family, and we always knew we could trust her. I would recommend her to anyone!” -Bought a home in Aubrey, TX
“Shana is absolutely the best! She made the entire process of purchasing my home easy and painless. I highly recommend her! Should I ever encounter the need for another real estate transaction, I will contact Shana without hesitation.” -Bought a townhouse in McKinney, TX
“Shana and her team are world class! It is never easy to find someone that is knowledge and trustworthy in today’s world. Shana embodies both values and will exceed your expectations in every category. From an ROI perspective, not only did Shana over-deliver on the financial results, but she saved my wife and I from wasting time. For my wife and I, a GREAT Realtor can do three things: make us more money, get us a great deal, and save us time. Time is our most valuable asset and the real estate process which Shana takes you through is smooth, straight forward, and efficient. Above all else, Shana is a pleasure to work with. My wife and I both HIGHLY recommend her to everyone we know, our closest friends, and our family. Don’t waste your time or money - call Shana” -Sold a home in Wylie, TX
“Shana and her team made the experience of selling our home quick and easy. She was so knowledgeable and her team went above and beyond with assisting us in the presentation of our home. She offered great advice and our house was under contract in just a couple of days. The entire team from the listing agent to the closer were so organized and spot on! Highly recommend her and her team.” -Sold a home in McKinney, TX
“Shana did an excellent job in all aspects of preparing to put our home on the market. This included recommended maintenance items, staging, marketing and lining up potential buyers. We had multiple offers competing for our home the first day it was on the market.” -Sold a home in Grand Prairie, TX
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BRANDON HERN mortgage lender
With over 15 years of service in the finance industry as a U.S. Army Officer, a senior leader at a Future 100 company, and a husband and father of 2 boys, Brandon Hern can make the home loan process easy and fun. Brandon and his team of professionals offer a variety of benefits when working with Integrity Mortgage: In-house underwriting and processing, specialists in VA, FHA, conventional and investment property loans, and over 43 years in mortgage lending with a 0% loan officer turnover rate! At the end of the day, Brandon will take outstanding care of you or your referrals with the level of trust he does with his own family. Brandon Hern takes full ownership of the entire mortgage experience and will never pass off your loan for others to finish. Most importantly, he loves what he does and has a passion for helping others in the community achieve their dreams of owning a home. CONTACT BRANDON Cell: (214) 901–4874 brandon@imctx.com BrandonHern.com NMLS # 1339185
Brandon is married to Andrea, and they have two awesome boys, Ethan and Alex. When not at Ethan’s baseball game, playing tennis with Andrea, or building Legos with Alex, Brandon likes to spend his time volunteering in his community.
8678 Skillman Street, Dallas, TX 75243 (214) 342–0044 imcoftx.com