The questions everyone asks before they sign.

Cash, 10 to 14 days. Conventional financing, typically 21 to 30 days once you're under contract. The biggest delays are appraisal and the buyer's loan underwriting, not the contract itself. I'll set expectations on day one based on your loan type and the property.

Both, plus families buying a primary residence. About a third of my closings each year are first-time buyers. I walk you through credit, loan options, inspections, and closing in plain English. There's no minimum price point and no dumb questions.

It depends on the property, but the line items most projections leave out are: management splits (usually 20 to 30 percent of gross), cleaning turnover, occupancy taxes, hot-tub service, road maintenance for ridge properties, and year-two capex like HVAC, decks, and roof repairs. I build every deal with those line items in, not out.

No. Most of my investor clients live somewhere else. I handle the in-person walkthroughs, inspections, and closing coordination so you don't have to fly in. If you want to come scout, I'll spend a day with you driving the ridges and showing you what actually performs.

Standard for the market. As of the 2024 NAR settlement, buyer-side commission is negotiated in writing before we tour. I'll walk you through exactly what's offered by the seller, what's covered, and what isn't, before you sign anything.

Yes. If you're selling a primary home or a short-term rental in Sevier County, I list it with a real read on what your property nets versus the neighbors, comps by ridge, and a marketing plan that doesn't depend on luck.

We'll go through the numbers together. The fastest way to lose a client is to hand them a deal that doesn't work, because they come back unhappy in year two. If the math looks thin at the asking price, we'll walk through it line by line, and either we negotiate or we keep looking. The decision is always yours.

I find them. Most clients start with nothing picked out. Tell me your budget, your goal, and how you want to use the place, and I'll pull the properties worth your time and send them over with the honest read on each one. If you already have a link, send it and I'll run the numbers on that too.

Book a 20-minute call. Tell me what you're trying to do and your budget. No pitch deck. If you're looking at a specific property, bring the link and I'll put together an estimated net, usually within a day. If you're not, I'll start the search for you.