A wonderful young couple wanted a new house for their soon to be born first child to come home to. They wrote a wonderful letter to the sellers and included a photo of themselves and a copy of the sonogram showing the baby in utero.

The sellers signed their offer.

It's a jungle out there.  I always do the very best for my clients.  I've been very successful with my buyers these past few years.  All of them are in their homes.  It took some work but we got the job done.

I would tell you, but then....  

Truthfully, asking the sellers agent, beside price, what is important to you? Meet the seller in any area you can. Sometimes outside factors outweigh price.

If you can find out what's most important to the seller (and it's not always money), that's what will work.

I always talk to the listing agent before submiting an offer to ask some questions about the property, the seller's needs, and establish some rapport, then call again when sending the offer. And submitting a strong and clean offer helps, along with a call from the buyer's lender to the listing agent.

Depends on the client and the circumstance. 

Best I've ever done: all cash, all contingencies waived, 3 day close or sooner.

Writing a really great and thorough contract is step 1 here are some of the things I suggest buyers do to make their offers standout

https://www.comehomevirginia.com/winning-strategies-when-buying-a-home-in-a-sellers-market

A box of cash can get a sellers attention.

It's not always the Offer - it's very often the agent. Depends upon the reputation of the agent, a BEST Offer (not necessarily the highest) and giving the sellers what they want. 

Act like a buyer...Be ready willing and able before being tested. Sell quick performance guaranteed if product stands up. Everyone will buy this

Nothing unusual I did. Had a buyer make an offer and the home did not appraise. But said his wife had already mentally moved in so he removed the contingency and paid cash. Amazed me and the seller

  Cash offer, large deposit, quick closing, minimal or no inspection contingency.

I went over to the house and hand-delivered a letter from the buyers (the listing agent was present).

It must have worked, they got the house.

Offer cash with no conditions.

I had a buyer who had all of his money for his house in a brown paper bag buried in his back yard. He brought it out for me and asked me to SHOW the Seller his cash! It smelled musty, had ear-wigs running out of the bag, money was all moldly! I wasn't about to walk out of his house with $300,000+ in cash! He got out his Polaroid and spread it all on his dining room table and took a photo so I could show the seller "proof of funds"! When we went to close he brought in the bag with the cash and plopped it on my escrow officers desk! Bugs scuried out everywhere and you could hear her scream for a block! He went and got a cashiers check. I would have loved to have seen the look on the bank clerk's face. 

Set the expectation up-front, let them know low ball offers will not work.  Have a strong pre approval letter, and ask the lender to call the listing agent and let them know this buyer is good to go.  Have a large amount of earnest money, pay for the survey and title company, work around the sellers closing time frame, and let the seller they would be able to do a temporary lease back if they need more time.  And last but not least a compettive offer price.

Not really too far outside of the box (or shouldn't be) is the old letter to seller stating why they wanted to buy the house.  It works...

Nothing out of the box... just as solid and clean an offer as my clients can afford and concessions to the seller that are important to them... such as their choice of closing date. 

Different markets requires different solutions.

If they can have a strong bank letter without conditional financing and make a good clean offer they have a really good chance of getting the property. 

I agree with Candice A. Donofrio 

It does immensely help when you know and have a transaction with the listing agent.  Have won a few, just because of that.

I bought a boat one time so they could have the down payment they needed.

2 months later they bought it back

We try to get our buyers to buy one of our several under construction/renovation homes

I call listing agents for homes that are pending, especially if they've been in escrow over 30 days.

Sometimes making the offer in person to the sellers can help along with a letter from the buyers.

Every situation differs. But, to create those 'outside-the-box solutions someone needs to be paying attention.

For me the most effective means of being seriously considered in a highly competitive marketplace WITH a competitive offer, is acknowledging what is demonstrated to be important by the seller.

Based on the clues within the house, my second evaluation is legacy potential.

In one case, a comprehensive story of the community contained in the Property Pedigree that conveyed with the property was effective.

And when left with vapor, the guilt trip can be effective when complete with the images of the innocent.

John Meussner - I am planning the Facebook Ad sharing my buyers' needs.

Coming up soon.

Instant Inventory

Personally meet with the listing agent and present a case.  I did one near Homestead High School, Sunnyvale, CA known for genius like the Steves.

The agent offered the home to me only. She said if we counterback I doubt your client can afford it. That was the lowest price at $859K in 24 months it is worth  $1.8+M today.

Cash