Every real estate agent has moments in their career where they pause and think, “I wish someone told me this sooner.” Whether you're working with sellers, buyers, lenders, or navigating closing hurdles, experience teaches the lessons the licensing classes leave out.

If you're just starting out—or even if you’ve been in the business for a while—here are some of the most important things real estate agents wish they knew sooner:

For Listing Agents

• I wish I knew… how important it is to explain the financing contingency to sellers. It’s not just paperwork—it can determine whether the deal actually closes.

• I wish I knew… to always have a next of kin or contact person when working with a single seller. If something happens to them mid-transaction, it could halt everything.

• I wish I knew… to get the mortgage payoff before pricing the home. You can’t assume the numbers—you need the facts.

• I wish I knew… that a preliminary title report can uncover problems like liens or ownership issues early, saving everyone headaches.

• I wish I knew… that working with divorcing sellers isn’t just about contracts—it’s about navigating emotional landmines with empathy and professionalism.

For Buyer’s Agents

• I wish I knew… to use the same lockbox or storage spot for keys. Losing access to a home you’re showing is both stressful and embarrassing.

• I wish I knew… that seller repairs can be paid out of escrow after closing. It keeps deals moving even when repairs aren't finished.

• I wish I knew… that it’s okay to say no to a buyer. You’re not required to work with everyone, especially if they’re not serious or ready.

• I wish I knew… that down payment assistance isn’t always smooth. Clients should have backup funds in case the program falls through.

For Escrow & Title-Related Items

• I wish I knew… buyers can deposit earnest money using apps like Zoccam or Bankshot—no need to drive across town.

• I wish I knew… that earnest money can cover closing costs or be increased to show stronger intent.

• I wish I knew… to remind buyers not to apply for new credit or shop for big-ticket items while under contract. That sofa can cost them the loan!

For Appraisals

• I wish I knew… that FHA and VA appraisals stick with the property for 6 months. It could affect future offers.

• I wish I knew… that if the appraisal isn’t ordered by Day 12, closing delays are likely. Always monitor timelines!

• I wish I knew… the offer can include an appraisal gap clause—so buyers agree in advance to cover the difference between appraised value and sale price.

For Loans

• I wish I knew… that not all lenders and loan officers are the same. Vet your partners.

• I wish I knew… that FHA loans can close in as little as 14 days, and VA loans can close in 30—with the right team.

• I wish I knew… to ask loan officers about their vacation plans or coverage. A quiet week could lead to a missed deadline.

• I wish I knew… if the Closing Disclosure isn’t sent 3 business days before closing, the transaction can’t close on time.

For Closings

• I wish I knew… closings don’t have to happen at the title office. Mobile notaries and e-notaries can offer flexibility.

• I wish I knew… to schedule closing as soon as we go under contract. Good time slots fill up fast.

• I wish I knew… every transaction teaches something new—even the tough ones.

• I wish I knew… not all agents work the same. Protect your client’s interests, even if the other side isn’t as organized.

• I wish I knew… the deal isn’t closed until it’s closed. Things can fall apart at the table.

• I wish I knew… to always ask when my clients will be out of town or unavailable—this can impact everything from walkthroughs to final signing.

Real estate isn’t just about contracts and showings. It’s about navigating unexpected twists, protecting your clients, and growing from every deal—especially the messy ones. If you’re looking for more real-life lessons, advice, and behind-the-scenes insight into what actually happens in a real estate deal, grab a copy of my book:

📘 "The Cost to Close" – Only $20 paperback or $10 digital copy
You’ll walk away smarter, more prepared, and ready to handle the things they don’t teach in class. Buy Your Copy Today