Answers by Vicente Enriquez

Yes — you can absolutely switch lenders after getting pre-approved. In fact, this is a normal part of the process, especially if you haven’t gone into escrow yet. If you find a lender offering a better rate or terms, it’s smart to explore that option. Just keep in mind: Before escrow: You have full flexibility to switch. This is the ideal time to shop around. During escrow: You can still change lenders, but it can impact your timeline and potentially delay closing if the new lender can’t meet your agreed-upon deadlines. As for your credit, multiple mortgage inquiries within a short window (typically 14–45 days) are usually treated as a single inquiry, so it shouldn’t significantly hurt your score if you’re rate shopping. The biggest advice: do your homework on the lender. A lower rate is great, but you also want a lender who is responsive, reliable, and can close on time.

Yes — you can absolutely buy a house at 72. Age cannot be used against you when qualifying for a mortgage. What really matters is your financial profile, not your age. Lenders will look at things like: Income (retirement, Social Security, pensions, etc.) Credit score Assets and reserves Depending on your situation, you may also want to explore options like a reverse mortgage for purchase, which can allow you to buy with a larger down payment and no required monthly mortgage payment. Bottom line: you have options. The key is working with the right lender and real estate team to find the best strategy for your goals.

Sometimes it really can be as simple as painting the home in lighter, brighter colors — that alone can make a huge difference in how light reflects throughout the space. But if buyers are consistently saying the home feels dark, I’d stack a few small changes together: Paint: Go with light, neutral tones (soft whites, warm beiges) to reflect more light Lighting: Upgrade to brighter, consistent LED bulbs (aim for warm-white around 3000–4000K) and make sure every room is well-lit during showings Window treatments: Remove heavy drapes or dark curtains and replace them with sheer or lighter options Clean windows & screens: You’d be surprised how much more light comes in just from a good cleaning Mirrors & décor: Strategically placed mirrors can bounce light and make spaces feel bigger and brighter Declutter: Dark, bulky furniture can absorb light — simplifying the space helps it feel more open Outdoor impact: Since your porch is blocking light, consider lighter paint or finishes outside to help reflect more natural light inward You don’t need a full renovation — it’s usually a combination of small, intentional tweaks that completely change how a home feels when buyers walk in.

It really comes down to your personal goals and what makes the most sense for your lifestyle and finances. Since your condo is paid off, you’re in a strong position — but that $609 HOA is definitely something to consider long term. A good next step would be to sit down with your realtor and lender to look at both scenarios: If you keep it: What are your total monthly costs (HOA, taxes, insurance), and does it still fit your budget and lifestyle? If you sell: How much equity would you walk away with, and what could that get you in today’s market? If you upgrade to a house: What would your new payment look like without an HOA (or with a lower one), and does that improve your quality of life? At the end of the day, it’s not just about the numbers — it’s about what works best for you and your family. Running the numbers side-by-side will give you a much clearer answer.

I’m really sorry you’re going through that — tough situation, especially that close to closing. Whether you can cancel and get your earnest money back really comes down to your contingencies and where you are in the contract timeline. If your loan (financing) contingency is still in place, you should be able to cancel based on not qualifying for the loan and have a strong case to get your deposit back. If you’ve already removed all contingencies, it gets more complicated. At that point, the seller may have the right to keep your earnest money deposit. That said, even if contingencies have been removed, it’s not always black and white. Sometimes there’s room to negotiate a mutual cancellation, especially given the circumstances. Your next step should be to talk to your agent immediately and review your contract timelines. You may also want to loop in the lender to document that the loan can’t be approved.

It really comes down to strong communication between your agent and the listing agent. A straightforward approach is to propose splitting the difference between the appraised value and the contract price. I’d also have your agent feel out the listing agent by asking what, if anything, the seller might be expecting on a Request for Repairs. That can give you additional leverage or room to negotiate. At the same time, it’s important to position this as a real hurdle—not just for you, but for any buyer. If the property didn’t appraise for you, there’s a strong chance it won’t for the next buyer either. Framing it that way can help the seller see the value in working together to keep the deal intact.

Great question—and this comes up a lot. The “worst house on the best block” is a helpful guideline, but it’s not a rule you have to follow every time. The bigger question is: what’s your goal with the home? If you’re buying with a shorter-term mindset or focused on maximizing resale value, then location and surrounding homes matter a lot. Being the nicest house on the block can sometimes limit how much the property appreciates compared to others. But if your goal is to find a home you truly enjoy and plan to stay in for several years, it’s okay to prioritize the house itself. Just make sure you’re still comfortable with the neighborhood, overall condition of surrounding homes, and long-term desirability of the area. At the end of the day, the “right” house is the one that aligns with both your financial goals and your lifestyle.

In my experience, most buyers are still making decisions based on the purchase price, not the 2-1 buydown. The buydown can be a helpful incentive, but it’s typically more effective at getting a buyer to submit an offer rather than getting them interested in the first place. The bigger question is: are you getting showings but no offers, or are you not getting much traffic at all? If you’re not getting eyes on the property, that usually points to a pricing issue. If you are getting traffic but no offers, then incentives like a 2-1 buydown, credits, or minor adjustments can help push buyers over the edge.

Yes—based on the current guidance, if your photos have been digitally altered in a way that could impact a buyer’s perception of the property, you do need to disclose that. In many cases, that means providing the original, unedited image as well. A practical way to handle this is to include the original photo toward the end of your listing photos, so you’re staying compliant without taking away from the overall presentation upfront. The key point is transparency—especially when edits involve things like removing neighboring structures or adding features like a virtual lawn, which could influence how a buyer views the property.

Great question. The first thing I’d look at is the data—has your agent pulled comparable sales to show how this home is priced relative to others that have recently sold in the area? That’s going to give you a much clearer picture of whether it’s actually overpriced or if there’s something about the home justifying the price. While it’s true that a seller can ask whatever they want and a buyer can offer whatever they want, the strongest negotiations are backed by numbers. A well-supported offer not only helps you make a smart decision, but also gives your agent something solid to present and justify to the listing agent. “Lowballing” without context can sometimes hurt your chances, but a strategic offer based on comparable sales and market conditions puts you in a much better position to find that middle ground.

Pricing and presentation outrank timing& interest rates. Homes that are: 1. accurately priced for today’s market, 2. professionally staged and marketed, 3. strategically listed in a window with buyers actively looking, will net stronger offers sooner — regardless of a potential small rate shift.

Great question! In most cases, it’s best to work with two different agents—one in Maryland to handle the sale of your home, and one in North Carolina to help with your purchase. Each agent will have local market knowledge, pricing strategy, and negotiation experience specific to their area. The key is making sure both agents communicate and coordinate timelines so your sale and purchase line up as smoothly as possible. Many agents can also refer you to a trusted professional in the other state, which helps keep everything connected and streamlined. If you need help finding a great agent in either area, I’d be happy to point you in the right direction!

Refinancing makes sense when one (or more) of these are true. The monthly savings justify the closing costs You’ll stay in the home long enough to recoup those costs You’re changing loan structure (ARM → fixed, removing PMI, etc.) You need to pull equity strategically If none of those apply, a small rate drop alone may not justify it.

You’re asking all the right questions. New construction can be great, but “new” does not mean “perfect.” Many buyers get caught in the excitement of a shiny home and end up with hidden headaches. Do your own inspection — even on brand-new homes. Make sure to read every contract clause. Check builder reputation and reviews. Factor in upgrades, HOA, taxes, and utilities. Walk the lot carefully — sun, drainage, traffic. Document everything at walkthrough

A good starting point is having your realtor pull historical data so you can track pricing trends over time—are values consistently increasing, flat, or starting to decline? Beyond the numbers, pay attention to what’s happening on the ground. Neighborhoods that are “up and coming” often sit near more established or affluent communities, and you’ll start to see signs of reinvestment—remodeled homes, new businesses, and overall improved curb appeal. On the flip side, if you’re noticing properties sitting longer, deferred maintenance, or businesses closing, those can be signs of a neighborhood heading the other direction. It’s really a combination of data and feel—looking at the numbers while also paying attention to the direction the community is moving.

Lower fees can sound appealing, but results aren’t always the same. The key is understanding how an agent will market your home and how well they’ve performed in the past. If someone is quick to discount their own value, it’s fair to wonder how strongly they’ll advocate for yours during negotiations.

It really comes down to your goal with the purchase. Are you mainly looking to have a stake in a high-priced property and enjoy the lifestyle, or are you trying to build equity and eventually sell for a profit? If it’s about access and ownership in a luxury market, fractional ownership can be a solid way to get your foot in the door. But if your goal is to make money and build equity, I’d lean toward buying a property you fully own—especially one where you can add value through improvements or “sweat equity.” That’s typically where you’ll see the strongest returns and have more control when it comes time to sell.

This is one of those situations where you really want to slow down and look at the details. First, yes—the city can require you to correct or even remove unpermitted work if it’s discovered, especially if it’s not up to code. That’s where the real risk comes in. Second, insurance can get tricky. If a fire or issue starts in an unpermitted area, there’s a chance your claim could be denied, especially if the work wasn’t done to code. From a buying standpoint, it comes down to risk tolerance. You may be getting the benefit of a larger home at a lower price, but you’re also taking on the possibility of future costs to legalize or remove that space. The biggest things to focus on are the quality of the work and whether it was done to code—even if it wasn’t permitted. I’d strongly recommend inspections from licensed professionals and talking to the city about what it would take to retroactively permit it.

The wording of an escalation clause is everything. If you’re going to use one, you want to make sure it requires the seller to provide a verifiable competing offer—something backed by actual documentation and proof of funds. That helps protect you from the clause just being used to push your price up unnecessarily. These clauses tend to work best in true multiple-offer situations where there’s strong competition. If there are only a few offers on the table, you’re often better off having your agent dig for as much insight as possible and come in with a strong, clean offer upfront. At the end of the day, an escalation clause can help you stay competitive—but only if it’s structured the right way.

Yes, it can work—if it’s done the right way. The goal of a “coming soon” period is to build interest so that when you start allowing showings, you get as many qualified eyes on the property as possible right away. That said, there are a couple things to watch out for. On some platforms, “coming soon” time can still show up as days on market, which may make the property look stale if it sits too long before showings begin. It’s also important that your agent is actively marketing during that time—not just waiting. There should be a real strategy behind it, and they should be clearly communicating the listing history to buyers once it goes live. If it’s executed well, it can build momentum. If not, you risk losing exposure instead of gaining it.

First off, congrats — getting a shot at a property before it hits the market is a huge opportunity. The best loan option really comes down to two key things: timeline and property condition. Timeline: How quickly does the seller need to close? If they’re flexible, you’ll have more loan options. If they need a fast close, that can limit what programs will work. Condition of the home: This is big. Some loan programs have strict property requirements. Here’s how that plays out: If the home is in good condition and the timeline is flexible, you could explore first-time buyer programs or down payment assistance. If the home needs repairs or upgrades, a renovation or construction-type loan might be a better fit. If the home is in rough condition and the seller wants a quick close, a conventional loan with a larger down payment is often the cleanest and fastest route. At the end of the day, this is where your team matters. A good lender and agent can look at the specifics and guide you to the best strategy so you don’t lose the opportunity.

Great question—and it’s smart that you’re thinking about this ahead of time. When you buy a home with a friend, it’s important to plan for what happens if things change. If one person wants to move out, there are typically a couple of options: One person can buy the other out, usually by refinancing the loan into their own name Or you can both agree to sell the property and split the proceeds Before you even purchase, it’s a good idea to set clear expectations in writing. Some buyers create an agreement that outlines how a buyout would work, including how the home’s value is determined. I’ve even seen arrangements where if one person wants out, they suggest a price, and the other person can either accept that price to buy them out or sell their share at that same value—it keeps things fair and avoids disputes. Having a plan in place upfront can protect both of you and make the process much smoother if life circumstances change down the road.

Tell your listing agent privately what happened. Why? Because: They know your state’s disclosure laws. They can determine if it rises to “material fact.” It protects you legally. It ensures you’re not unintentionally exposed later. Never surprise your own agent. That’s when sellers get into trouble.

That’s a really important question. In California, sellers are required to disclose any material facts that could affect a buyer’s decision or the value of the property. While laws can vary by state, New York has similar disclosure expectations. If the situation could impact a buyer’s perception of the property, its desirability, or value, it’s something you should discuss with your agent. It’s always better to be upfront—holding back information could lead to issues later, even after the sale closes. Your best move is to have an open conversation with your agent so they can guide you on what should be disclosed based on local laws and the specifics of your situation.

Seeing 30+ items on an inspection report is actually very common, so don’t panic. Inspectors are trained to point out everything, even minor wear and tear. What really matters is the big-ticket items—structure, roof, and systems like the AC. If those check out or can be addressed, the smaller fixes can be tackled over time. There’s no such thing as a perfect home, just the right home for you.

No property is perfect—just like no person is perfect. The real question is whether the home is the right fit for you. The purpose of a home inspection is to uncover potential red flags, and it’s very common to see a long list of minor items. Things like small repairs or wear and tear show up on almost every report and usually aren’t deal breakers. What really matters is focusing on the bigger items—structure, roof, foundation, electrical, plumbing, and in your case, the air conditioning. Those are the areas that can become expensive if not addressed. This is also where your realtor brings value—helping you separate what’s normal from what’s a concern, and guiding you on what to ask for in repairs or credits. At the end of the day, it’s about understanding the true condition of the home and making sure you’re comfortable moving forward—not expecting perfection, but avoiding major surprises.

Where you can get a mortgage with bad credit really depends on how bad your credit is — because that determines your options. If your credit is fair to okay (around 580+), you may qualify for an FHA loan, which is one of the most common options for buyers with lower credit. These can allow as little as 3.5% down. If your credit is lower (500–579), FHA may still be an option, but you’ll likely need closer to 10% down. If your credit is very low or there are major issues, you may need to look at non-traditional or hard money loans — but those usually come with much higher rates and fees. Given your situation (needing to refinance or buy quickly), timeline is just as important as credit. Some loan programs take longer and have stricter requirements. My advice: Find out your actual credit score first (don’t guess) Talk to a lender or mortgage broker ASAP who can look at your full picture Have them map out your fastest and most realistic option Every situation is different, especially with something time-sensitive like this, so having the right team guide you is key.

It really comes down to your goals with the purchase. In a market like San Diego, we’ve generally seen stronger appreciation on single-family homes compared to condos. There’s also more long-term upside with single-family properties since you own the land and may benefit from future development potential or zoning changes. That said, condos can be a great entry point. If your goal is to get into the market, start building equity, and keep your monthly payment more manageable, a condo can absolutely make sense. If you have the ability to stretch into a single-family home, it typically offers more flexibility and long-term upside. But if not, don’t let that stop you—getting into the market with a condo is still a strong move.

This is a very common questions. High interest rates mean higher monthly payments, even if the home price is the same. Waiting for rates to drop could reduce your monthly payment, but: Home prices may rise in the meantime. Inventory may shift unpredictably You may miss out on homes you like today In other words, lower rates don’t automatically guarantee a cheaper overall deal.

This is exactly where a good realtor adds value. I’ll typically pull comparable sales (recent homes that have sold nearby with similar size, condition, and features) to show where the property really sits in the current market. From there, you can start to see the strategy behind the price. If it’s listed below market value, it may be positioned to attract multiple offers and drive a bidding war. If it’s priced higher than the comps, there may be room to negotiate. We also look at things like days on market, price reductions, and overall demand in that area to understand how the home is performing. At the end of the day, the list price is just a starting point—the data and strategy behind it are what really tell you if it’s fair.

A good realtor absolutely adds value—it’s not just about opening doors or writing offers. A strong agent is advising you on how to structure your offer, timelines, and terms to make it as attractive as possible—not just the price. They also help you understand what a property is actually worth so you don’t overpay. There have been plenty of times where my clients have won deals even with a lower offer price, simply because the overall terms were stronger and better positioned for the seller. At the end of the day, it’s not always about paying more—it’s about playing the game smarter.

There’s an old saying in real estate: “the first offer is often the best offer.” While that’s not always true, it does happen more often than people think. This is where strategy—and trusting your realtor—really matters. Your list price is ultimately a marketing tool. Are you priced to spark a bidding war, leave room to negotiate, or because you believe that’s the true market value? If your home is priced correctly and marketed well, and you receive a strong offer right away, it can absolutely make sense to accept it. Waiting for something better isn’t always the safer move—sometimes the best opportunity is the one already in front of you.

Great question—especially given your situation. In California, once a home is in escrow (pending), the seller generally cannot just back out without a valid reason outlined in the contract. Most agreements are written to protect both parties, and the seller is expected to move forward as long as the buyer is performing. One common exception is if the seller has a contingency in place—such as needing to secure a replacement property—but that has to be clearly written into the contract. Outside of that, a seller typically can only cancel if the buyer fails to meet their obligations, like missing key timelines, not removing contingencies, or not completing the transaction as agreed. That’s why staying on top of all contract deadlines is critical. If you’re performing and meeting your obligations, you’re in a much stronger position. Given how close you are to closing, I’d definitely have your agent review the contract closely and keep communication tight to make sure everything stays on track.

Closing costs for a buyer typically range from about 2%–4% of the purchase price, depending on the loan type and specifics of the deal. These can include things like: Loan fees (origination, underwriting) Appraisal and inspection Title and escrow fees Prepaid items (property taxes, insurance) Now, here’s the part a lot of people don’t realize: Closing costs are negotiable. Think of it this way — anything you ask the seller to cover ultimately comes off their bottom line. I’ve negotiated deals where the seller covered up to 3.5% of the purchase price toward the buyer’s closing costs. The key is how you structure and present your offer: In a strong market, you may need to cover more of your own costs In a slower market, you can often negotiate credits from the seller It’s about making your offer attractive while still asking for what you need Bottom line: you don’t always have to pay all of your closing costs out of pocket — with the right strategy, you can reduce them significantly.

Appraisers are just people, and their job is to objectively evaluate the property—but that doesn’t mean you can’t be helpful. You don’t need to follow them around like a showing, and you don’t have to leave either. The best approach is to be available, but not overbearing. It can be very helpful to highlight the positives of your home and provide a short list of recent comparable sales, upgrades, or anything that supports the value. This gives the appraiser context on why the property sold at the price it did. Think of your role as supportive—not salesy—just making sure they have all the information they need.

Great question—and you’re not alone in this situation. In some cases, letting the listing expire and then relisting can help reset the momentum. Just keep in mind that many agents and buyers will still be able to see the property’s history, so it’s not always a complete “fresh start.” Before making that move, I’d take a step back and look at a few key things: Has your agent walked you through the most recent comparable sales and your current competition? How does your home show compared to those properties, and how is it priced relative to them? If you’ve had multiple price reductions with little activity, it’s usually a sign that either the pricing, presentation, or marketing strategy needs to be adjusted—not just the number itself. Sometimes small changes in staging, photos, or positioning can make a big difference. At the end of the day, you want to make sure your home stands out as the best value in its price range. That’s what ultimately drives showings and offers.

Great question! The first step in buying a home is building your trusted team. Start by finding the right real estate agent or lender—someone experienced, knowledgeable, and actively working in the market. It’s important to research the individual, not just the company, since having a license doesn’t always mean they have strong, current experience. Once you connect with the right professional, they can help you build out the rest of your team, whether that’s a lender, agent, or other key partners. From there, you can create a clear game plan—understanding your budget, financing options, and the steps needed to confidently move forward with your home purchase. Having the right people in place from the beginning makes the entire process smoother and sets you up for success.