Avoid These Costly Buyer Mistakes. Buying a home isn’t just about listings and loan approvals — it’s also about ghosting agents, unexpected repair issues, and confusing steps no one explains. In this video, I’m answering real questions from buyers like you, pulled straight from the comments section. We’re covering what to do when your agent doesn’t call back, how to handle proof of funds when paying cash, what happens if the seller leaves junk behind, and why final walkthroughs can save you thousands. These are real situations, with real advice, to help you avoid common mistakes — especially if you’re buying in Wyoming. If you’re on the path to homeownership, this video will help you feel more prepared and less overwhelmed. We post new Wyoming videos every Friday at 4PM MST, so make sure to subscribe, ring the bell, and leave your questions in the comments — they might show up in the next one. You deserve to love where you live. Let’s make that happen.
Real Talk for Home Buyers – Answering YOUR Questions
You all have been leaving some amazing comments and questions on my recent videos about buying a home, and today — I’m answering them all.
From agents who ghost buyers… to what happens if a seller leaves junk behind… to whether you really need to carry your bank statement around when paying cash — we’re diving into the real side of home buying that most people don’t talk about.
I love doing videos like this because they come straight from you — real buyers, real stories, and real frustrations.
So whether you’re just starting to look for a home, or you’ve already been through a few transactions, this video will help you know what to expect — and what to do when things don’t go perfectly.
If you have any questions throughout this video, drop them in the comments and I might just answer them in another video all about buying a home!
Let’s get right into it.
1. When the Agent Never Calls You Back
(Comment by @Bbutterfly886)
(~200 words)
“This one hit a nerve for a lot of people — and I totally get why. You find a house online, reach out to the agent listed, and then… crickets.
Here’s the deal: the agent listed on Zillow or Realtor.com is not always the listing agent. Many times, those are buyer agents who paid for the ad space.
If you are calling one agent and they are not calling you back that is a red flag. Now technology doesn’t always work how we want it and to and getting notifications through those apps can be hit or miss at times. BUT if you’ve called and texted the agent, that’s another story.
If you’ve tried multiple times with no luck, find a local full-time agent who knows the area and can get you access right away. Any licensed real estate agent can show you that property, not just the one listed online.
As a buyer, you deserve responsiveness, transparency, and someone who’s actually working for you.
So if an agent ghosts you before you even meet them? That’s a red flag. Move on to one who communicates. Buying a home is stressful enough — you need a partner, not a pen pal who never replies.
2. “Do I Walk Around with My Bank Statement When Paying Cash?”
(Comment by @deborahlozano7134)
(~150 words)
Now This question made me laugh a little — but it’s actually a great one.
When you’re paying cash for a home, you’ll need proof of funds — but that doesn’t mean you’re carrying your bank statement in your purse!
You can provide a letter from your bank stating your balance, or a screenshot (with account numbers blacked out) when you make your offer. The seller and listing agent just need to know the money is real and accessible. I also suggest that your proof of funds letter has only the amount of money you’re offering on the house no more.
So no — you don’t need to walk around flashing your statement like a credit card. But you do need to be ready to show proof of funds quickly, especially in competitive markets.
Having that documentation ready before you shop helps your agent submit strong, credible offers that sellers take seriously.”
3. “Agents Don’t Want Repairs Done Right”
(Comment by @TheHolyhandgranade)
(~175 words)
“This one came from a building contractor, and it’s a perspective I hear often: that real estate agents or property managers want repairs done fast, cheap, or hidden.
Let me set the record straight — at least for the good agents out there — that’s not how we operate.
A great agent wants things done right, not just done. Why? Because if something fails after closing, it reflects on everyone involved. My reputation depends on my buyers and sellers having a smooth experience long after the deal is done.
That’s why I always recommend using licensed and insured contractors, inspectors, and specialists — not ‘handyman specials’ or patch jobs.
Yes, there are bad apples in every industry. But the best agents build long-term relationships — with contractors, inspectors, and clients — because we’re in it for the long game, not just a quick close.
4. “So You Don’t Mind Submitting Lowball Offers?”
(Comment by @GraceC562)
(~175 words)
Now one of my favorites – the lowball offer question.
Here’s the truth — my job is to present every offer my buyer wants to make. That said, a successful offer isn’t just about price.
If a home is priced right, submitting a lowball offer can absolutely offend a seller and damage your negotiating position. But if the property’s been sitting for months, needs work, or is overpriced — then yes, there’s room to negotiate.
The key is strategy. I’ll show my buyers the data — comps, market trends, condition — and we’ll decide together what’s realistic.
You can absolutely make an offer below the asking price, but it should be justified and presented professionally.
Real estate isn’t about emotions — it’s about numbers and facts. And the right offer, at the right time, is always worth writing.
5. “I’d Be Pissed If Someone Left Their Crap Behind”
(Comment by @Loranthalas)
(~175 words)
Okay, this one also made me laugh because… yes, it happens more often than you’d think.
When you buy a house, anything not specifically listed as included in the contract is supposed to be removed by the seller before closing. That means furniture, junk, boxes, and yes — even those ugly garage shelves you didn’t ask for. (if they aren’t affixed to the wall, of course)
But sometimes sellers leave things behind ‘as a favor’ or by accident. I’ve seen everything from full tool benches, furniture, little odds and ends to piles of decades old paint cans.
If that happens, you can ask your agent to request removal after closing — or use part of your escrow to cover disposal costs if negotiated beforehand.
Moral of the story: always do your final walkthrough before closing. Make sure everything you expect to be gone is gone. It’s SO much easier to fix issues before you sign the papers and the house keys change hands.
6. “What If They Say the Fireplace Works… But It Doesn’t?”
(Comment by @KimWetmote)
(~175 words)
This question is spot-on — and it’s a great example of why inspections matter.
If the seller claims something is functional — like a fireplace, furnace, or roof — but your inspector or chimney sweep says it’s unsafe, that’s an issue you can and should address before closing.
You can negotiate for repairs, ask for a credit, or even walk away if the damage is serious enough.
‘As-is’ doesn’t mean ‘broken and dangerous.’ Sellers have to disclose known defects, and if something fails inspection, you have every right to bring it up.
Stories like this is also why i don’t suggest buying a house and waiving inspections…
In Wyoming especially, it’s smart to get a general home inspection then any other specific inspections to make sure you’re completely comfortable buying the house — If you’re buying in Wyoming my recommended inspections are Roof, HVAC, Radon and of course a Sewer or Septic. And Yes, it does have a small upfront cost but I promise you, doing this small step can save you thousands of dollars and a lot of stress later.
7. “I Didn’t Do a Walkthrough — and Regret It”
(Comment by @KimWetmote)
(~150 words)
This one hurts my heart a little, because it’s such a tough lesson many buyers learn the hard way.
Always, always, always do your final walkthrough. The walkthrough should be right before you go to the closing table, I’m talking, 30 minutes before. If you need to check if the repairs are done, do that walk through a couple days before closing. That ensures there are no additional delays due to repairs not being completed.
Even if the house looks perfect at inspection, things can change between then and closing. Sellers might move out and accidentally damage something, leave old items behind, or fail to finish agreed-upon repairs.
A walkthrough ensures the home is in the condition you expect. Turn on lights, flush toilets, test the heat and A/C, check the water heater — all of it.
It takes 20 minutes and can save you thousands of dollars in surprises.
8. “We Backed Out After the Inspection”
(Comment by @ultramagamama2839)
(~175 words)
This story was heartbreaking — they fell in love with a home that looked perfect, but the inspection revealed major hidden issues — to the tune of $60,000 in repairs.
This happens more than people realize. It’s why I always tell buyers: you’re not just buying a home — you’re buying everything behind the walls too.
If an inspection turns up serious problems, don’t feel guilty about walking away. It’s what inspections are for.
You can fall in love with the property — but don’t marry it until you’ve seen the inspection report.
A good agent will help you evaluate the findings, get repair estimates, and make the decision that protects your finances, not just your feelings.
9. “Septic Systems — Who Handles What?”
(Comments by @markchase5323 & @TrustTheZionce)
(~175 words)
This was a great back-and-forth in the comments — and it’s an especially important point for rural buyers.
If your home has a septic system, that inspection is done by a licensed septic company, not a plumber. A plumber handles internal water and waste lines — a septic company checks the tank, drain field, and system function.
I also suggest doing a sewer line camera from the house to the septic. This is often skipped by agents and buyers and I’m here to tell you, that sewer line could be broken…
If you skip this step, you could end up with a hefty bill for repairs — or worse, a health hazard you didn’t see coming.
So when you’re under contract, always confirm: septic, well, and radon inspections are not standard. You or your agent have to order them separately.”
10. “Condo & Mobile Home Fees”
(Comments by @christinalanglois9562, @JimLynch-h7c & @TheDeane)
(~175 words)
I grouped these together because they’re all about hidden costs.
Condo fees and lot rents can climb fast — sometimes doubling in under a decade. Before you buy, look at the HOA or park history of increases. Ask how they handle reserves, maintenance, and long-term expenses.
If you’re buying a mobile home, know that most banks won’t lend unless it’s on a permanent foundation and titled as real property.
And as one viewer perfectly said — it’s called a mobile home for a reason. If your lot rent spikes and it’s financially possible, sometimes moving it really is the smartest move.
Bottom line: never just budget for the mortgage. Budget for every monthly cost that comes with it.
11. “Lawyer Approved — Wheel and Deal!”
(Comment by @sydneyfairbairn3773)
(~100 words)
I had to include this one because it made me laugh. I always say don’t let the offer die on your lawn whether you are a buyer or a seller.
One of my favorite comments came from a lawyer who said, ‘As a lawyer, I approve this message — wheel and deal!’
And honestly? That’s the best summary of buying real estate I’ve ever heard.
Negotiate, ask questions, double-check everything — and surround yourself with professionals who care about your best interests. That’s how you win in real estate.
Buying a home isn’t easy — and your comments prove it.
You’re dealing with ghosting agents, confusing rules, rising fees, and stressful surprises. But the good news is — when you’re informed, you are the one in control.
If you’re thinking of moving to Wyoming, reach out to me. My team and I have time for you, we love talking with all of you and we want to help you find the right community for your lifestyle. Tell me any questions you have about buying a house in the comments!
We post a new Wyoming video every single week based off of highly requested comments from you, on Friday’s at 4pm MST so do not forget to hit subscribe, and ring that bell so that you never miss a Wyoming Video!
I host a virtual buyer seminar twice a month, so grab that registration link in the description box down below and I’ll see you then!
Remember we want you to love where you live, see you soon!