What can I put in the offer to make sure that the listing realtor actually makes the offer to the lender or whoever has the REO? As you are aware some of these offers require deep discounts in order to be profitable investments and I want to make sure that ALL of my offers are being presented. Any input is appreciated.

CASH, AS IS - NO REPAIRS, NO WDI TREATMENT, 3 DAY INSPECTIONS ARE INFORMATIONAL PURPOSES ONLY, CLOSE IN 30 DAYS AT SELLER'S CHOICE OF TITLE CLOSING COMPANY...

did i miss anything?

Ask for a response in writing from the seller within the time frame.
I had to do that once.

Every offer should be submitted no matter how low. I know here in Florida that any formal offer must be submitted by law. I usually fax my own purchase contract to the realtor. It is a standard contract that realtors use and make sure to put: Cash, As Is, and No Assignability. I usually put a 15 day inspection period just to make sure you have time to back out in case the property doesn't inspect well. 15 day Inspection period is the standard here in Florida. Oh, and it always helps to be friendly with the realtor.

Agents are ethically bound to present any and all offers *unless* the seller has instructed the agent *in writing* not to present offers below a certain amount.

If it's an REO, a response can be slow in coming. It's not like dealing w/a private party seller, there are lots of people in the mix who have to review the offer & more likely than not the lender will want an appraisal or price opinion before making any decisions.

I was telling one of my AMs the other day how much I liked dealing with the company because they always respond to offers. She said most banks have a policy that if the phrase "counter offer requested" is inserted into the offer, they will counter regardless of the original offer price (instead of just ignoring or rejecting).

Might be something to try.

I believe I know what you mean BRE. I'm licensed in TN and FL and I have seen in both states, agents not presenting offers and saying they did but the seller said no.
I suggest you to put in the offer:" Buyer and/or buyer's agent must be present when offer is presented"
So you can check effectively if the offer has been sent in anyway...

So buyer's agent has to be looking over my shoulder when I hit *send*?

Did you read the original post?

BRE asked about offers for REO's....so there is no way the Buyer's agent can present when the offer is submitted.

Anyway, it's actually pretty tricky to get a rejection in writing. Mine are usually rejected on the website or by email from the Asset Manager. And I'm NOT about to give out the website or AM's email address to the buyer's agent.

I'm curious as to others replies to see how they get rejections in writing.

Yup that was my point. How the heck is the buyer's agent supposed to be there watching over me as I hit *send*?

But would this be sound practice even in the case of private party sellers? To have buyer's agent present when presenting the offer means buyer's agent is privy to seller's responses.

Sounds like a major breach of fiduciary obligation to your seller to me.

Pretty much, yes...
But , guys, if you're so negative about this issue, I understand why there are so many offers not presented to the sellers...

Our point is the offers ARE being submitted...we just don't always get rejections in writing - or they come by email.

And their is no way the buyers agents is gonna see my contacts website or their email address!

No, he wants 'to make sure that ALL his offers are presented'...
And when it's a low ball offer, the listing agent does not feel (s)he should present the offer most of the time. It's a reality unfortunately...

When acting as Listing agent on REO properties, I have printed out the e-mail or printed the web-site where it states "offer rejected", etc. Then I white out the sensitive info (i.e. web address, Asset manager's e-mail, etc.) and fax that copy to the buyer's agent. They feel better because they have something in writing to show that I did present the offer and they can provide something to the buyer showing a true 'rejection'. It makes all of us look professional. I feel every legitimate buyer has a right to a written response on their offer. If they took the time to write the offer, the seller (and his agent) has a responsibility to provide a written reply.

Don't faxes print a confirmation page that show a specific fax has been send to XYZ company by XYZ person on this date and time? How otherwise can the sender show proof that it was faxed?