Talk, yes actually TALK, to the listing agent. Too many people are just texting and emailing. This may work at times, but it is not overly personal, meanings can be misinterpreted, and you have a tough time convincing the agent why they should work with you. Find out exactly what will make the sellers happy and do your very best to make your offer as close to that as possible. Also, if you don't communicate with the agent, all your efforts may be for naught if they are in the midst of accepting another offer.
It goes without saying (but I'll say it anyway), keep your offer clean. Ask for as little as possible, while still protecting your buyer/client and looking out for their best interests. Always view your offer from the eyes of the seller. Show them that you are easy to work with, yet mean business and will get the deal done in the shortest amount of time and with the least hassle. As for paying cash, reducing contingency periods, perhaps even removing some contingencies, these can help you get the home you want.
There are many more things to be done, but it's time to actually help one of my clients get the home they want.
Chad Basinger, REALTORÂ®, CPA, CFPÂ®