Showing posts with label real estate negotiation. Show all posts
Showing posts with label real estate negotiation. Show all posts

Monday, September 12, 2016

Winning Negotiations

The ability to understand emotions and use them to work for me, also known as emotional intelligence (EI or EQ), can be valuable at the negotiating table.

Chris Voss, founder and CEO of The Black Swan Group and author of Never Split the Difference, is a former lead international kidnapping negotiator for the FBI. In a recent piece for TIME, Voss detailed a few of his strategies for winning negotiations. As he explains, the traditional advice to show "a poker face" and keep emotions out of the negotiating room is completely wrong.

"How can you separate people from the problem when their emotions are the problem?" asks Voss. "Emotions are one of the main things that derail communication. Once people get upset at one another, rational thinking goes out of the window. That's why, instead of denying or ignoring emotions, good negotiators identify and influence them."

"Emotions aren't the obstacles to a successful negotiation," says Voss. "They are the means."

So how can you use emotions to your advantage when negotiating? Here are some of Voss's suggestions:

Learn to mirror words selectively.

"Repeat the last one to three words your counterpart just said back to them," says Voss. "This is one of the quickest ways to establish a rapport and make your counterpart feel safe enough to reveal themselves."

Additionally, this technique allows you to slow the conversation down, providing more time to think.

Use empathy strategically.

Demonstrate to your counterpart that you're striving to understand their feelings.

Voss recommends phrases like "It sounds like you are afraid of..." and "It looks like you're concerned about..." to do this.

An additional tactic is to sit down before the negotiation and list the weaknesses of your position. Doing so allows you to prepare for the difficult questions, and even beat them to the punch.

Get them to "no".

Every yes is a concession to the other side; at least, it sometimes feels that way. Allowing opportunities to say no gives the other person a measure of control and gives them a sense of security.

Ask no-oriented questions like: "Have you given up on this aspect?" and "Is it too late to talk about x?"

Rephrase and summarize.

Here's Voss:
"The moment you've convinced someone that you understand their dreams and feelings is the moment a negotiation breakthrough can happen. Trigger a 'that's right' response by summarizing and reaffirming how your counterpart feels and what they want.

A great summary that will trigger a 'that's right' will be done based on feelings and passions that are driving them but that they may be blind to."

I do this personally by repeating what my counterpart says in my own words.

Let's say a client tells me they think I'm worth the price or terms I'm asking for, but they can't afford to pay it--because they're afraid other contractors would discover this and demand the same. I follow with something like: "So what you're saying is that you don't want to risk your relationships... and that you're not ready to bind yourselves to a new precedent."

Acknowledging their side and mirroring their point shows them I understand, and contributes to a feeling of working together.

Work with your counterpart. Not against them.

Good negotiators realize that striving for win/win outcomes produces the best results.

Happy Investing!

Monday, March 21, 2016

Negotiation Checklist

What are the creative finance terms you might offer to a seller willing to provide owner-financing?
Here is a checklist of various options an investor might present:



1.                   UNSECURED NOTE
A.     UNSECURED BY COLLATERAL
B.     LOW INTEREST RATE
C.     LONGEST TERM
D.     NO MONTHLY PAYMENTS
2.                   MORTGAGE ON ANOTHER PROPERTY
3.                   MORTGAGE ON SELLER'S PROPERTY
4.                   TRADE PLUS NOTE
5.                   TRADE PLUS MORTGAGE ON ANOTHER PROPERTY
6.                   TRADE PLUS MORTGAGE ON SELLER'S PROPERTY
7.                   TRADE
8.                   CASH PLUS NOTE
9.                   CASH PLUS MORTGAGE ON OTHER PROPERTY
10.               CASH PLUS MORTGAGE ON SELLER'S PROPERTY
11.               CASH PLUS TRADE
12.               CASH PLUS REFINANCE
13.               ALL CASH (PAYOFF SELLERS)

 Happy Investing!

Monday, March 7, 2016

Buyer Presentations to Seller

Today, my client and I are reviewing six offers submitted for her residential listing in Federal Way, which I blogged about last week.

None of the brokers have offered to do a presentation directly to me or my client - and I am wondering: Are there brokers that still do this? And if so, what do you consider the advantage of doing this?


All legal offers must be given to seller promptly. The taking of the buyer's offer to the seller should be done by the licensee in an expedient manner. When an agent completes an offer, the licensee sometimes contacts the seller's agent and arranges for a meeting to present the offer. The buyer's agent could contact the seller directly, but this normally is not done. The NWMLS allows the buyer's agent to contact a seller directly, if after 24 hours there has been no response from the listing broker. This is one reason that the NWMLS requires a phone number for the seller on all listings.

It is recommended that the seller has his/her agent with him/her when receiving the presentation of the offer from the buyer's agent.

The buyer's agent must explain the nature of the offer in detail to the seller. The buyer's agent must explain the offer because the seller couldn't possibly accept an offer that he/she does not understand. Remember the agent-principal relationship. The buyer's agent will be making the presentation on behalf of the buyer. The seller's agent should also be there and explain all the dangers of the offer, the closing costs, time delays, etc.

Once the offer is presented, the seller must decide whether to accept the buyer's offer or not. It is not a decision of the seller's agent, but the seller him/herself. Remember, this is a contract between buyer and seller.

Some brokers believe there is a real advantage in getting face-to-face, although in this overheated market there may rarely be time to do this.


What do you think?


Happy Investing!

Tuesday, December 29, 2015

Negotiations



Always look to solve problems in your negotiations with a Seller. There are no no-win scenarios.

Let the other party speak first.  They always ask you for the first number, always try to have them give the number first.

They have to sell more than you have to buy.  Don't be eager, you'll get into bad deals. Check your ego at the door.  People's situations change.  Present the offers every 30 days.  90 days from now they may be more interested.  

Here are real estate investor Chris McClatchy's suggestions on negotiating a price and terms: Lock in agreed terms, only change countered terms.  Inch towards method...closer to your term than their term.  Except for interest, you counter up on price....rolling the interest into purchase price.  Increase your offer on the price no more than twice.  Then perhaps offer a hybrid model= Where interest is calculated at the end after so many years.  Then negotiate the rate last...1%, 2%.  

The rental revenue has to support the payments.  Making some progress on negotiation and keep getting closer slowly.  If you have details to work out, indicate how much you are looking forward to getting the deal done.  

Some good verbiage: "I understand that you want to make a profit on your original investment and that is reasonable.  The only way I can justify it is if you are willing to take some of the payments over time.  That is why two of the offers were structured that way."

"As investors you understand that I'll need to see the inside to make a higher cash offer."
"Based on your counteroffer that would put me in a negative cash flow situation and that just doesn't make good business sense."
"We may have a little room to move if we are close on the deal.  I have taken into account some of your concerns."

Acknowledge your Seller's concerns, and inch towards a solution. Always keep the door open.

Happy New Year! Happy Investing!