I hear your frustration with the situation, and understand your desire to research as much as you can - and you are right to be wary - because not all, but far too many agents will indeed sugar coat things. It can be very hard to know who to trust.
I can guarantee you I don't sugar coat anything - and neither does Hank. But enough about Hank - how can you know I am not limited to the same services that 20,000+ other agents offer here in Atlanta - how can you know that I will call things exactly the way they are, help you get the best home at the best price, and always put your families best interests before my own vested interests - which for any real estate professional is of course - getting to the closing table so we can get paid?
In my case it is very simple - go to http://www.thehomebuyersrep.com/compare_services.htm
, and see how I work when representing buyer clients - it is nothing like anything you have ever experienced from any real estate professional before. You will see two things right off - clearly I am not about rushing any buyer to closing - and clearly I am providing a lot of unmatched extra due-diligence on your behalf (that no law requires me to provide) that you will receive no where else. If after reviewing that page, you can honestly say that your still not sure - that someone with the dual qualifications and invaluable experience and insights of being both a Broker/Owner (not just an agent) and an ICC Certified Building Inspection Expert, who is willing to provide all those extra services to protect and better inform your family and assure a sound investment (not just a house) - who will actually advise you NOT buy certain homes, is not clearly and without question representing your best interests above all others, then you did not understand something - and we need to talk!
I will tell you two things you may not want to hear - first, Gainesville is probably going to be too far away - and I am talking about quality of life - trying your nerves on a daily basis more than the miles. I have spent 30-40 minutes (routinly) just on Hwy 20 merely to get accross from 400 to 985 to then go north to Gainesville for another 15 minutes. I must tell you 400 can be a train wreck at rush hour - I would try to avoid it as much as possible. There are other better options (with better value and appreciation trends) that will still give you the room, privacy and a little more natural beauty to come home to without having to stare at 4 neighbors decks/houses.
Second - you do need to pick a Buyers Broker who you can trust - there is only so much you can do and learn on the internet - you can even draw the wrong conclusions about properties and areas from material on the internet. Moreover, until you actually sign a GA Exclusive Buyer Brokerage Agreement to be represented, no matter how skilled or how inept an agent may be - they are absolutly not legally beholding (responsible) to you for any advice or information they give to you - no matter how completely wrong it may be - because you are a customer, not a client. Customers are owed no client level advice, expertise, and worse - short of outright fruad, an agent is not accountable to "unrepresented customers" for their mistakes, actions, or failures to act. That has very serious implications for you - far more than most agents understand. Many agents will gladly work with you without a signed Brokerage Agreement up to the time to make an offer (then they ask you to sign a Buyer Agreemnt to assure their commission) - and they feel that is perfectly ok! As a Broker/Owner, I know better - I have to know GA real estate and agency laws to not only protect our cleints at all times, but ourselves as well. Neither me, nor any agent that works for me will ever assist a buyer without representing them in writing from the start - that is my corporate policy and to do otherwise is a disservice to the buying public!
I would be happy to talk with you and provide some sound advice based on your particular situation and goals - feel free to call me anytime at your convenience!
Broker/Owner - Realtor
Professional Buyers Broker
New Home Construction Expert
ICC Code Certified Building Inspection Expert
â€œI Go The Extra Mile For Every Client - For No Extra Fee!"