Traditional buyer agents spend their time chasing listings that pay full co-op splits. If a listing drops the buyer-side commission, it drops off your tour list.
Agent compensation is still tied to sale price and seller-paid incentives. Homes offering reduced or zero buyer commission suddenly “need more work” or “aren’t a good fit.” Buyers miss properties that actually align with their goals because the agent’s paycheck would shrink.
Trick: Hide homes with weak commissions so you never ask to see them.
Selectic searches the full inventory, including commission-optional listings, new construction with builder incentives, and off-market opportunities. You decide what to see; the agent rebate is fixed.
Escalation clauses sound like protection—“we only go $5K above the top offer.” Without guardrails, you’ll waive appraisal cushions and inspection leverage in seconds.
Agents eager to close escalate aggressively, waive contingencies, and assume the appraisal will cooperate. When it misses, you scramble to cover the gap or forfeit earnest money. Meanwhile the agent still earns full commission on the inflated price.
Trick: Push buyers to over-escalate, then blame the market when appraisals fall short.
Selectic benchmarks escalation ladders for each neighborhood, models appraisal risk, and keeps earnest protections in place. If the seller wants more, the AI negotiator trades repairs, credits, or timelines—never blind escalation.
Once you’re under contract, agents urge you to accept “minor” inspection findings. Push too hard, they warn, and you’ll lose the house.
Inspectors flag issues. Listing agents minimize them. Buyer agents don’t want to renegotiate because it risks the deal. You eat the repair costs that were fully negotiable if someone pushed back with data.
Trick: Call major repairs “maintenance” so buyers swallow the cost.
Selectic’s AI negotiator benchmarks repair credits and labor pricing, drafts precise repair addenda, and escalates to seller concessions when warranted. Deals stay intact, but you keep the leverage.
“Preferred” lenders, inspectors, and title companies often pay marketing fees or send referrals back to the agent. You pay for the cozy relationship.
Agents route you to friendly vendors who protect the referral flow. Loan estimates get padded, inspection reports soften serious issues, and title fees quietly climb. Kickbacks are restricted, but marketing agreements accomplish the same goal.
Trick: Keep business inside the agent’s referral loop so no one questions pricing.
Selectic bids every service against independent providers and discloses the true rate sheet. If a vendor wants your business, they match the top quote in writing.
Agents push lightning-fast closings so deals never fall apart. Buyers lose time to diligence, rate shopping, and neighborhood research.
The faster you close, the faster the agent gets paid. That means rushed lender choices, skipped due diligence, and minimal time to negotiate repairs or credits. Sellers love it. You inherit the risk.
Trick: Manufacture urgency so buyers waive leverage just to “win.”
Selectic coordinates scheduling across lenders, inspectors, and title so you can move quickly and keep leverage. If a seller wants speed, we trade it for price reductions or closing cost credits.
