Acquisitions Closer Guide

The Clear Close in one sentence

Diagnose the seller's situation, understand their pain, show the logical solution, and guide them to a decision.

A closer is not there to convince anyone. A closer controls the negotiation, finds the seller's real motivation, balances logic and emotion, and turns the conversation into a signed contract. Authority plus empathy plus logic equals signed contracts.

What the closer owns

Area	What you own
Offer calls	Running scheduled offer calls from start to signed agreement or clear next step
Underwriting inputs	Collecting accurate condition, occupancy, mortgage and timeline facts so the offer range is right
Negotiation	Moving only within the price range your client approved, and asking for real approval when you need more
Agreements	Sending the purchase agreement through the e-signature tool and walking the seller through it
Disclosures	Making sure the state's required disclosures are delivered and signed at the right time
Handoffs	Passing a complete file to the Transaction Coordinator and Dispositions the same day
Seller care after signing	Keeping in touch until closing, so the agreement survives doubts, family pressure and other investors

Who you get work from: Lead Managers and Cold Callers (hot leads with notes), your client's acquisitions manager (offer ranges, approvals).

Who you pass work to: Transaction Coordinator (signed agreement, disclosures, contacts, title details), Dispositions (property facts, photos, access), your client (daily report).

Before you dial

• CRM record open, with every past note read from the bottom up
• The five facts confirmed or marked missing: motivation, condition, timeline, asking price, occupancy and mortgage
• Comparable sales and after-repair value (ARV) from your client or underwriting
• Repair estimate and rehab tier: Easy, Needs Work, Full Cosmetic or Full Gut
• Your opening offer and your approved ceiling written down. If you do not have a ceiling, get one before the call.
• State Market Compliance Card: disclosure forms, timing, cancellation rights, licensing rules
• Purchase agreement template ready in the e-signature tool, with the seller's legal name and property details checked
• Client fact sheet: closing costs policy, deposit (EMD), title company, usual closing timeline, assignment policy
• Water, notepad, quiet room, headset tested

Part 1: The closer's mindset

What you are on every call

You are not convincing someone. You are:

1. Diagnosing their problem. What is the property, or the situation, costing them?
2. Showing empathy. They feel heard before they hear a number.
3. Presenting the solution. The numbers make the decision logical.
4. Guiding the decision. You lead. They follow.

Logic plus emotion

People decide with emotion and then justify the decision with logic. Use only logic, and sellers stall, shop your offer around, and say they need time. Use only emotion, and sellers stop trusting you. The best closers use both.

Emotion (creates motivation)	Logic (creates justification)
Stress	After-repair value (ARV)
Frustration	Repair costs
Urgency	Holding costs
Pain	Investor margin

Emotion creates motivation. Logic creates justification. Together they create a decision.

Speak with certainty

Confidence builds trust, and decisions become easy when the process is clear. Your job is to solve problems, and to sound like someone who solves them every day.

"Let's make this easy." "We'll handle everything." "We'll solve this for you."

Two gears

Every offer call has two gears. Know which one you are in.

	Negotiation gear	Execution gear
When	From hello until the price is verbally agreed	After a verbal yes on price
Your job	Ask questions, discover pain, understand motivation, guide the price discussion	Guide the seller through signing
Your questions	Many, open, curious	None. Only clear commands.
Your pace	Slower, lots of pauses	Steady, direct instructions
Seller's role	Talks most of the time	Follows your lead

Why it matters: in negotiation gear you are diagnosing. In execution gear you are closing. Questions after the verbal yes reopen decisions that were already made.

Part 2: The call, stage by stage

Stage 1: Reconnect and set the plan (2 minutes)

You: Hi (SELLER NAME), this is (YOUR NAME) with (COMPANY NAME). This call may be recorded for quality. Is now still a good time? Them: Yes, go ahead. You: Thank you. Here's my plan for our time. First, I'd like to hear your story. Then a few questions about the house. Then I'll share our numbers and exactly how we got them. You: If the numbers make sense for you, we'll get the paperwork done today, so this is off your plate. Does that sound fair?

Why it works: a clear plan lowers fear, and setting up same-day signing at the start makes it the natural finish.

If they say "Just tell me the price first"

You: I understand. I'll give you the number today, I promise. If I give it before I understand the house, it will be lower than it should be. Ten minutes of questions protects you. Is that okay?

If they say "I only have five minutes"

You: Thanks for telling me. Five minutes isn't enough to do this right, and I don't want to rush you. Can we book 30 minutes at (TIME OPTION 1) or (TIME OPTION 2)?

Stage 2: Their story and the pain (5 to 10 minutes)

This is the most important stage. The main reason sellers accept a discounted offer is pain: the property or the situation is causing them stress. Bad tenants, repairs, a vacant house, an inherited house, divorce, money problems, taxes or liens, owning from out of state, a tired landlord, code violations. Your job here is the Pain Strategy, in four steps.

Step 1: Find the pain. Ask discovery questions.

You: So, what made you decide to sell (PROPERTY ADDRESS) now? You: How long have you been dealing with this situation? You: What's been the hardest part about owning the property? You: If nothing changes, what happens next?

Step 2: Amplify the pain. Take what the seller told you and reflect it back, so they feel the full weight of it.

You: That sounds frustrating. You: That sounds exhausting. You: That's a lot to deal with. You: How long has this been going on?

They say	You amplify
"The tenants are late on rent again."	"That sounds exhausting. How many months has this been going on?"
"The roof is leaking in one room."	"That's a lot to deal with. What happens to that room every time it rains?"
"I live three states away."	"That sounds frustrating. Who's checking on the house for you right now?"

Step 3: Connect the pain to time. Help the seller see the problem will not fix itself.

You: Vacant homes tend to get worse over time. You: Repairs usually don't get cheaper. You: Tenants rarely get easier.

Step 4: Present the logical solution. Once the pain is clear, move to the numbers (Stage 5). Then stay silent.

Why it works: emotion creates the motivation to sell. The numbers that follow give the seller the logic to justify it.

Stage 3: The house, room by room (5 to 10 minutes)

Go through the property in a fixed order so you never forget an item. Write each answer in the CRM as you go.

Area	Ask	Listen for
Roof	"How old is the roof? Any leaks?"	Age in years, active leaks
Foundation	"Any cracks, sloping floors, or doors that stick?"	Structural signs
Plumbing	"Any leaks or old pipes you know about?"	Material, age, leaks
Electrical	"Has the electrical been updated? Any problems?"	Old panels, rewiring
Heating and cooling	"How old is the heating and air conditioning? Does it work?"	Age, working or not
Kitchen and baths	"Are the kitchen and bathrooms original, or updated?"	Year of update
Water heater, windows, floors	"Anything else that's older or broken?"	Smaller items
Occupancy	"Who lives there now?"	Owner, tenant, family, vacant
Mortgage and liens	"Is there a mortgage? About how much is owed? Any back taxes or liens?"	Payoff amount, problems
Access	"If we need a walkthrough, how would we get in?"	Keys, tenant notice, lockbox

Then confirm the rehab tier with your client's definitions:

• Easy: paint, carpet, cleaning, small fixes. Ready to live in after a light refresh.
• Needs Work: one or two big items (for example roof or heating) plus some updates.
• Full Cosmetic: all surfaces updated (kitchen, baths, floors, paint, fixtures), no major structural work.
• Full Gut: down to the studs, major systems replaced, possibly structural repairs.

Stage 4: Priorities and the decision process (3 minutes)

You: If you had to rank four things, which comes first for you: the highest price, a fast closing, the certainty that it closes, or not having to do any work? Them: Probably certainty. I've had a buyer fall through before. You: That helps a lot. Thank you. And besides you, is anyone else part of this decision?

Why it works: their ranking tells you how to present the offer. Their answer about other decision makers tells you who must be on the call before anyone signs.

If another decision maker exists and is not on the call

You: Since (OTHER DECISION MAKER) is part of this, would it be better to share the numbers when they can hear them too? We could talk at (TIME OPTION 1).

If the seller wants to continue anyway, you may present the offer, but do not send an agreement for signature until every owner on title is ready to sign.

Stage 5: The numbers (5 minutes)

Explain the numbers in the same order every time: value after repairs, then repairs, then costs, then the offer. Speak slowly. Pause after each number.

Worked example (for practice):

Piece	Amount
After-repair value (ARV), from three recent nearby sales of updated homes	250K
Repairs, Full Cosmetic tier	minus 45K
Buying, holding and selling costs (about 10 percent of ARV)	minus 25K
Investor profit and risk (about 15 percent of ARV)	minus 37.5K
Most a rehab buyer would pay	142.5K
Our company's margin (set by your client)	minus 12.5K
Approved ceiling	130K
Opening offer	118K

These percentages are examples. Your client sets the real formula and the real ceiling. A common quick check is the 70 percent rule: maximum offer = ARV × 0.70, minus repairs, minus the wholesale fee (or × 0.65 for a thinner deal). On a freshly remodeled house, do not anchor too low. Build your explanation around what is still left to be done.

The short version of the anchor (use it with Quick Deciders, see Part 5):

You: If the house was fully fixed up, it would sell around 240K. Based on the repairs you mentioned, it would take about 60K to get it there. That's why investors usually need to be around 140K. (stay silent)

How you say it:

You: Here's how we got our number. Homes like yours, fully updated, have sold for about two hundred fifty thousand. 250K. (pause) You: From what you told me, yours needs about forty-five thousand of work. 45K. New kitchen, baths, floors and paint. (pause) You: A buyer also pays taxes, insurance and loans while it's being fixed, and then the costs of selling. That's about 25K. You: And they need room for risk, because repairs often cost more than planned.

If the seller asks "Do you make money on this?"

You: Yes, we do. We're a business, and part of the difference covers our work and risk. The number is built from real sales and real repair costs, and you can check every piece.

If your client assigns contracts, make sure the assignment clause is in the agreement and any state disclosure on the Market Compliance Card is delivered.

If the seller is analytical and wants proof

You: That's fair. I can send you the three sales we used, with addresses and sale dates. Would that help?

Send them by email after the call, or share your screen if your client allows video calls.

Hold the listing comparison back. Do not talk about agent commissions or closing costs at this stage. Those are your final incentive, and they only work when you are close to a deal (Stage 7, step 7). When the moment comes, this is the picture you paint for the seller:

Listing with an agent	Selling for cash to us
30, 60, 90 days or more on the market	Close on the date you choose
Agent fees, often 5 to 6 percent	No commissions
Seller closing costs	We cover the closing costs
Staging, showings, strangers in the house	One walkthrough
Repairs and renegotiation after the buyer's inspection	Sold as-is, no repairs
The buyer's financing can fall through	Cash

Stage 6: The offer and the pause (2 minutes)

You: So, based on all of that, our offer is one hundred eighteen thousand. 118K. Cash, as-is, closing on a date you choose within (CLOSING WINDOW). (stop talking)

Then stay silent. See Part 4, Silence.

Stage 7: The negotiation framework (5 to 15 minutes)

Most sellers counter. That is normal. Use the Objection Handbook's STEP Method for any concern, and run the negotiation in these eight steps. Stages 2 to 6 already covered steps 1 to 3.

Step	What you do	What you say
1. Discover motivation	Find out why they are selling	"Why are you looking to sell? Why now?"
2. Understand condition	Roof, plumbing, electrical, heating and cooling, kitchen and bath, foundation	Stage 3 questions
3. Anchor the price	Explain ARV and repairs, then give the offer, then stay silent	Stage 5 and 6
4. Let them counter	Never interrupt	(silence)
5. Disqualify unrealistic numbers	Make a high number feel impossible	"At that number, I'd lose money."
6. Pull them closer	Ask them to move toward you	"How close could you realistically get to that number?"
7. Final incentive	Only near the end: bring out closing costs and commissions	"If we handled the closing costs and there were no realtor commissions, what's the best you could do?"
8. Conditional close	Tie the price to signing now	"If we can agree at 130K, will you be ready to sign right now?"

The price staircase. Move in small steps. Every step needs a commitment from the seller, and every step goes "up for approval."

Round	You	Seller	What you say
Open	118K	175K	"How did you arrive at 175K?"
1	122K	160K	"If I get 122K approved, will you sign today?"
2	126K	145K	"If I get 126K approved, will you sign today?"
3	129K	135K	"If I get 129K approved, will you sign today?"
4	130K, final	Agrees	"If we can agree at 130K, will you be ready to sign right now?"

Why it works: small steps show you are reaching the limit, and the commitment on each step means the seller moves with you. Every step is a two-way move, not a gift.

Rules for the staircase:

• Your ceiling is real. It comes from your client. You do not cross it.
• Every step is "if I get it approved." You are on the seller's side, taking their number to the underwriters.
• Never move twice in a row without the seller moving too.
• Non-price terms are valuable. A flexible closing date, a short stay after closing, or leaving unwanted items behind can matter more than 2K. Offer only what your client allows.
• Hold the final incentive until the end. Closing costs and no commissions are your last lever, not your first.

Disqualify and pull closer:

You: At 160K, I'd lose money. How close could you realistically get to 130K?

The final incentive, with the listing comparison from Stage 5:

You: Think about it this way. If you list it, you're looking at 30, 60, 90 days, agent fees, your own closing costs, repairs after the buyer's inspection, and a buyer whose loan can fall through. If we handled the closing costs and there were no realtor commissions, what's the best you could do?

If the gap cannot close

You: I really appreciate your time. Right now we're too far apart. Our number is 130K, and it's based on real costs. If your situation changes, would it be okay if I checked in (FOLLOW-UP INTERVAL)?

Log the seller's lowest number, their reason, and the follow-up date. Many deals sign on the second or third conversation, weeks later.

Stage 8: The final close and the paperwork (10 to 20 minutes)

Lock the commitment before the contract. Ask the conditional close.

You: If we can agree at 130K, with a closing date of (CLOSING DATE), will you be ready to sign right now? (pause)

If yes, the approval hold:

You: Perfect. Give me one second while I get that approved.

Put the seller on hold. Keep it short, about a minute. Then come back:

You: Good news. We're good to go.

Why it works: the approval turns the seller's yes into a win they received, not a number they gave up. It is the emotional peak of the call, and it moves you straight into execution.

Execution gear: commands, not questions. From here, you stop asking and start guiding.

You: Go ahead and give me the best email to send the agreement to. You: I'm sending the agreement right now from (COMPANY NAME). You: Open it when it comes through. If it's not there in a minute, check the spam folder. You: We're going to review it together.

Before the purchase agreement, check disclosures. Some states require a separate wholesale or assignment disclosure to be signed before the contract, or even delivered days earlier. Examples from current state rules: Ohio requires a separate signed disclosure before any binding contract; Missouri requires a disclosure delivered at least 14 days before contracting; Oklahoma and Connecticut require written disclosures and give sellers a short cancellation window; Pennsylvania requires a license and includes a seller cancellation right. If the Market Compliance Card says a disclosure must come first, it comes first, even if it means you cannot sign today. Follow your client's instructions and title company guidance.

Review the contract line by line. For each section: read the clause, explain it in one or two plain sentences, pause briefly, and continue. Do not ask questions. You guide the process.

Section	Plain-English explanation
Parties and property	"This shows your name, our company name, and the property address. Please check the spelling."
Price	"This is the price we agreed: 130K."
Deposit (EMD)	"This is the deposit, (EMD AMOUNT). The title company holds it, not us."
Closing date	"This is the closing date we agreed: (CLOSING DATE)."
Inspection period	"We have (INSPECTION DAYS) days to walk through and confirm the condition. If it matches what you told me, the price stays the same."
Costs	"This says who pays which costs. (CLOSING COST TERMS)."
As-is	"We buy the house as it is. You don't need to repair or clean anything, unless we agreed otherwise."
Assignment	"This allows us to assign this agreement to another investor buyer. Your price and terms stay the same."
Possession	"This says when you hand over the keys."
Cancellation	"This explains when either side can cancel, and what happens to the deposit."

You: Okay. Next section.

Why it works: a steady rhythm of read, explain, pause, continue keeps the seller moving forward. A seller who hears every section explained does not get scared later when a family member reads it. If the seller asks a question, answer it in one or two sentences and continue.

If the seller wants an attorney or family member to review it first

You: Okay, I can understand that. But is there anything you aren't certain about, since we just went through it together?

Let them answer. If they still want the review:

You: No problem. I can make it even easier and send it to them directly. What's their email?

Copy the attorney or family member on the agreement in the e-signature tool, and lock a time for their answer on whether you are moving forward.

You: When can they look at it, so we have an answer by (DAY AND TIME)?

If the seller seems confused, unwell, or not able to follow

Stop the signing. Be kind.

You: I want to make sure this feels right for you. Would you like to go through it with a family member or someone you trust first? I'm happy to call back when they can join.

Note it in the CRM and tell your team lead the same day. Narqix never takes a signature from someone who does not clearly understand what they are signing.

Command the signature. When you reach the signature page, give clear instructions.

You: Go ahead and click the sign button and enter your phone number. (wait) You: Now the marked boxes for your initials. Click the first one, and keep going to the last page. You: Click finish. You: I can see it's complete. Thank you, (SELLER NAME). The deal is locked in.

Stage 9: Next steps and care (3 minutes)

You: Here's what happens next. Today, our transaction coordinator, (TC NAME), will email you to introduce themselves and the title company. You: In the next few days, we'll schedule a walkthrough. I'll call you before anyone visits. You: If anything changes, or anyone calls you about the house, please call me first at (YOUR PHONE NUMBER). You: Is there anything worrying you right now that I can answer?

Why it works: sellers who know what will happen next do not panic when something new happens.

Part 3: Tonality and pace for non-native speakers

Your accent is not a problem. Unclear numbers, rushing, and filler sounds are. These habits fix them.

Habit	Do this	Why
Pace	Speak about 20 percent slower than feels natural, especially on numbers and names	Sellers need time to process big money decisions
Numbers	Say the full number, then the short form: "one hundred thirty thousand. 130K."	Double clarity prevents costly mistakes
Teen versus ty	For 13 to 19 versus 30 to 90, add digits: "thirteen, one-three" or "thirty, three-zero"	These sound almost the same on a phone line
Statements	End facts with your voice going down	A rising voice on a fact sounds unsure
Questions	End questions with your voice going up gently	It sounds curious and safe
Pauses	Pause after the offer, after a question, and after the seller says something emotional	Silence gives the seller room to think
Fillers	Replace "umm" and "like" with a short pause	Pauses sound confident; fillers sound nervous
Idioms	Avoid slang and idioms ("ballpark," "no-brainer," "win-win") unless the seller uses them first	Simple words sound more trustworthy from you
Names	Ask how they want to be addressed: "Should I call you (FIRST NAME) or Mr. (LAST NAME)?"	Respect from the first minute
Body	Stand or sit up straight, and smile when you greet	Posture and smiling change how your voice sounds

When the seller cannot understand you:

You: Sorry, let me say that again more slowly. You: If anything I say is unclear, please stop me. I'd rather repeat it than have you guess.

Phrases to avoid:

• "Trust me." It makes people trust you less.
• "To be honest..." It suggests you were not honest before.
• "This is a once-in-a-lifetime offer." It is not, and they know it.
• "Sir, sir, sir." Using sir or madam in every sentence sounds scripted to many US sellers. Use their name, sometimes.

Part 4: Listening and silence

The three things you listen for

1. Facts: dates, amounts, condition, people. Write them down exactly.
2. Feelings: stress, pride, grief, fear, relief. Name them gently.
3. Future: what they need next (a new place, a payoff, a date). This is what your offer must solve.

Six negotiation tools

Tool	How	Example
Echo	Repeat their last few words as a question, then pause. They will explain.	Them: "I need 180." You: "Need 180?" (pause)
Name it	Name the emotion you hear	"It sounds like you're worried about leaving money on the table." "It seems like certainty matters to you."
Warm acknowledgment	Show you understand how they feel	"I understand that." "That makes sense." "I'd probably feel the same."
Open door	Ask a "what" or "how" question	"How did you arrive at that number?" "What would make that number comfortable?"
The safe no	Ask a question where "no" means yes to you. People feel safer saying no.	"Would it be ridiculous for us to move forward at that number?"
Summary	Repeat back the key facts and check them	"Let me make sure I have it right. The roof is 20 years old, your sister co-owns it, and you'd like to close after June. Is that right?"

Why they work: each tool gets the seller explaining, agreeing or committing, and people say yes to the person who understands them best.

Handling silence

After you say the offer, stop talking. Count slowly to five in your head. Then count to five again if needed.

Type of silence	What it sounds like	What you do
Thinking	Quiet, maybe a slow breath	Wait. Do not speak.
Shock	A sharp breath, "Wow," or a laugh	Wait three seconds, then: "Take your time."
Anger	Short breathing, then a hard reply	Settle first: "I can hear that's not what you hoped."
Distraction	Background noise, "Hold on"	"No problem, I'm here."

If the silence passes about ten seconds:

You: What's going through your mind?

Part 5: Seller styles

People decide in different ways. Notice the style in the first five minutes, then adjust your pace and detail. Never label a seller out loud.

Style	How you spot it	What they dislike	Your strategy	Sample line
Quick Decider (dominant)	Fast decisions, direct, short answers, "What's the bottom line?"	Long explanations, slow conversation	Be direct. Lead with the number and the date.	"Here's the fastest way to solve this."
Storyteller (social)	Talkative, emotional, relationship focused	Being rushed straight to numbers	Build rapport first. Listen, summarize their story, then numbers.	"I totally get it."
Careful One (steady)	Calm, slow, avoids risk, many "what if" questions	Pressure and surprises	Stress safety. Walk through each step.	"We make this very simple."
Checker (analytical)	Detail oriented, logical, skeptical	Vague answers	Explain the numbers. Send comps, show the math.	"Here are the comps we're using."

Part 6: When the seller stalls

"I need to think about it" after a full offer call usually means one concern is still open. Use the Stall Breaker, four steps.

You (1. Question): What specifically do you want to think through? Them: I guess I'm not sure about the timing. You (2. Acknowledge): That makes sense. You (3. Handle): The closing date is your choice within (CLOSING WINDOW), and we can go up to 90 days if you need it. You (4. Move forward): If we solve that concern, are you ready to move forward?

If yes, go straight to the conditional close and the approval hold (Stage 8). If they still want time, use the deciding-factor question and the takeaway from the Objection Handbook (TI1), then set a specific next call.

You: Of course. Let's talk again (DAY AND TIME). I'll put it in my calendar. Is this number best?

Part 7: Re-trades (changing the price after signing)

A re-trade is asking the seller to accept a lower price after the agreement is signed. At Narqix, a re-trade is a rare, honest conversation, never a strategy.

A re-trade is allowed only when all of these are true:

1. A new, material fact was found after signing (for example, a foundation crack, a fire-damaged room, or a lien nobody mentioned).
2. The fact changes the real cost, with evidence (photos, a contractor estimate, a title report).
3. Your client approved the conversation.
4. The seller gets real choices, including keeping the original price if the contract allows them to, or cancelling within the contract's terms.

Never: sign at a high price planning to cut it later; invent problems; use the inspection period as a pressure tool; threaten a seller who says no.

How to say it:

You: Hi (SELLER NAME), I need to share something from the walkthrough, and I want to be completely open with you. You: Our contractor found (ISSUE). I'm sending you the photos and the estimate now. That repair is about (REPAIR COST), and it wasn't part of our original numbers. You: I see three options. We could adjust the price to (ADJUSTED PRICE). You could have it repaired before closing. Or, if neither works for you, we can talk about ending the agreement under its terms. You: I know this isn't what you wanted to hear. What are your thoughts?

If the seller is angry

You: You have every right to be upset. I would be too. Take a look at the photos and the estimate, and let's talk tomorrow at (TIME). Nothing changes until you decide.

Escalate to your client the same day. Do not push for a decision on this call.

Part 8: Keeping the deal together after signing

The agreement is signed. The deal is not done. Between signing and closing, sellers hear from family, other investors, neighbors and their own doubts. Your steady contact keeps them calm.

Seller care cadence

When	What you do	Channel
Same day	Thank-you message, what happens next, your direct number	Call or text (with consent)
Day 1	Confirm the TC and title company reached them	Call
Before every visit	Confirm date, time, who is coming, and why	Call and text
Weekly	Short update, even if nothing changed: "Everything is on track."	Call
3 days before closing	Confirm signing appointment, documents, keys, utilities, moving plans	Call
Closing day	Congratulations and thanks	Call
After closing	Ask for feedback and permission for a review or referral	Call or email

Common post-signing moments

"I've changed my mind. I don't want to sell anymore."

You: Thank you for telling me directly. I appreciate it. Can you tell me what changed? Them: My son thinks the price is too low. You: That's understandable. Would it help if I explained the numbers to your son, with you on the call? He may have questions I can answer.

If the seller still wants to cancel, do not argue and never threaten. Tell them honestly what the agreement and their state's law say about cancellation, then escalate to your client the same day. Follow your client's instructions and title company guidance.

"Another investor called and offered more."

You: Thanks for telling me. That happens a lot once a house is under contract. You do have a signed agreement with us, and we're on track to close on (CLOSING DATE). You: If you have questions about our agreement, please always call me first. Is there anything worrying you about our deal?

Never bad-mouth the other investor. Let your client decide any response.

"The title company is asking me for documents I don't understand."

You: That's normal, and I'll help. Can you tell me exactly what they asked for? I'll get our transaction coordinator to explain it to you today.

Loop in the TC immediately. Confusion that sits for a few days turns into fear.

"Why is it taking so long?"

You: I understand. Let me check exactly where things are and call you back by (CALLBACK TIME) today with a clear update.

Then actually call back on time, with a specific answer from the TC or title.

Part 9: Your daily routine

Your hours follow your scheduled shift and the US time zones of your sellers. Use your campaign's check-in method at the start and end of every shift.

1. Pre-shift (30 minutes): Read new hot leads and their notes. Confirm today's offer calls. Check that offer ranges and ceilings are ready for each one. Check e-signature status on agreements sent yesterday.
2. Offer call block 1 (2 hours): Scheduled offer calls with East and Central sellers in their late-morning or afternoon window.
3. Speed-to-lead block (30 minutes): Call any new hot lead handed off since your last check. A seller who just told a caller they want to sell is most open in the first hour.
4. Admin (30 minutes): CRM notes, handoffs to the TC and Dispositions, disclosure checks.
5. Offer call block 2 (2 hours): Evening offer calls, moving from East to West time zones. Respect each state's calling hours.
6. Seller care block (30 minutes): Post-signing check-ins, follow-ups on sellers who wanted time.
7. End-of-shift report: Offer calls held, offers presented, agreements signed, follow-ups set, cancellations, re-trades, and any issues for your team lead.

Part 10: The KPIs that matter

Your client sets the real targets. These are the measures a Narqix closer is judged on.

KPI	What it shows	Narqix standard
Speed to lead on hot handoffs	How fast motivated sellers hear from you	First attempt within 15 minutes during your shift
Offer calls held	Activity	Tracked daily against client target
Offers presented	Whether calls reach the numbers	Every qualified call ends with an offer or a booked offer call
Offer-to-agreement rate	Skill at the whole call	Tracked weekly, reviewed with your coach
Same-day signing rate	Control of the close	Tracked weekly. Verbal yeses that do not sign the same day are reviewed with your coach.
Agreement-to-close rate	Quality of agreements	Falling rate means weak discovery or weak seller care
Cancellations after signing	Seller confidence	Every cancellation reviewed with your coach
Re-trade rate	Quality of discovery	As close to zero as possible, every case reviewed
Follow-ups completed on time	Discipline	100 percent
CRM notes and handoffs same day	Teamwork	100 percent
Compliance exceptions	Calling hours, disclosures, stop requests	Zero

Escalate the same day when

• A seller mentions a lawyer, a lawsuit, or a complaint to a regulator.
• A seller seems confused, unwell, or under pressure from someone else.
• A title problem appears: probate, a deceased owner, liens, divorced co-owners, missing heirs.
• A seller asks for something outside your authority (price above ceiling, unusual terms).
• A seller wants to cancel a signed agreement.
• You are unsure whether a state disclosure applies.

Common mistakes

1. Talking before listening. Giving numbers before Stage 2 and Stage 3 are done.
2. Skipping the pain. Going to numbers before the seller has felt the full weight of their problem. Logic without emotion makes sellers stall and shop your offer.
3. Bringing up closing costs or commissions early. You spend your final incentive before you need it.
4. Breaking silence with a lower price. Negotiating against yourself.
5. Moving up the staircase without a commitment. Every step needs "will you sign today?"
6. Skipping the conditional close and the approval hold. Going from a verbal yes straight to paperwork leaves the seller's commitment soft.
7. Asking questions in execution gear. Every question after the verbal yes reopens the deal.
8. Disappearing after signing. Silence from you makes room for doubt and other investors.
9. Thin handoff notes. The TC and Dispositions cannot protect a deal they do not understand.

Written offer emails

Use these when a seller asks for the offer in writing, or as a follow-up after an offer call. Read through each one and adjust it to the property before you send it.

Offer email: renovated or partly renovated home

Subject: Cash offer on (PROPERTY ADDRESS), ready to close quickly

Hi (SELLER NAME),

I hope you're doing well.

I've had the chance to review the property at (PROPERTY ADDRESS), and I can see how much work has already gone into it, especially (UPGRADES THE SELLER MENTIONED).

After reviewing recent sales in the area and factoring in the updates still left to do ((REMAINING WORK)), we're prepared to make a cash offer of (OFFER AMOUNT). We're flexible on the timeline and can close very quickly, with no contingencies or inspections that slow the process down. We take care of everything from start to closing.

Please let me know if this is something you'd consider. I'm happy to send over a formal purchase agreement as soon as you're ready.

Looking forward to hearing from you.

Best regards,

(YOUR NAME)

(YOUR PHONE NUMBER)

(YOUR EMAIL)

Offer email: dated home that needs work

Subject: A cash offer for (PROPERTY ADDRESS), as-is

Hi (SELLER NAME),

Hope you're doing well!

I wanted to reach out directly about (PROPERTY ADDRESS). We're a local buying team in (MARKET), and we're actively buying homes in as-is condition, no matter the situation or the repairs needed.

We're prepared to make a cash offer and close quickly, with no fees, no commissions and no repairs on your end. We also cover all closing costs to make the process as easy as possible.

If you're open to selling, or just want to see your options, I'd be happy to run the numbers and get you a no-obligation offer. Let me know what works best for you, and we'll go from there.

Looking forward to hearing from you.

Best regards,

(YOUR NAME)

(YOUR PHONE NUMBER)

(YOUR EMAIL)

After the call

Write CRM notes the same day in this format:

• Call result: Signed, Verbal yes (signing booked), Thinking (callback set), Too far apart, Not a fit
• Offer presented and final position: opening, seller counter, final agreed or last positions
• Seller's reason for selling, in their words: one or two lines
• Condition summary and rehab tier: Easy, Needs Work, Full Cosmetic or Full Gut, plus key items
• Occupancy and access: who lives there, how to get in
• Mortgage and liens: approximate payoff, any known liens or back taxes
• Decision makers: names and whether they were on the call
• Disclosures: which forms, when delivered, when signed
• Next step: what, who owns it, date and time in the seller's time zone

If signed: send the TC the agreement, disclosures, seller contacts, title details, closing date, and any special terms within one hour. Send Dispositions the property facts, photos if available, condition notes, occupancy and access details the same day.

Check yourself

1. What is the difference between negotiation gear and execution gear, and when do you switch?
2. A seller says, "The tenants are late again." Give one line that amplifies the pain, and one line that connects it to time.
3. In the price staircase, what must come with each step, and what do you say on the hold after a seller agrees?
4. Name the four conditions that must all be true before a re-trade conversation is allowed.
5. A seller agrees on price, but the Market Compliance Card says a disclosure must be delivered days before the contract. What do you do?

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