Based off of this video https://www.youtube.com/watch?v=rkPJmJLW9Y8

Finding the right real estate agent can make or break your home buying experience, especially if you're using a VA loan. Unfortunately, many buyers don't realize when their agent is working against their best interests until it's too late. After helping thousands of veterans secure home loans nationwide, I've seen too many buyers suffer because of poor agent representation.

This guide will help you identify the red flags that indicate your real estate agent isn't truly advocating for you – and what to do about it.

The Real Cost of Bad Real Estate Agent Representation

A poor real estate agent can cost you thousands of dollars, cause you to lose your dream home, or worse – get you into a property that's overpriced or has serious issues. For VA loan buyers, the stakes are even higher because many agents don't understand VA loan requirements and may steer you away from perfectly good deals.

Red Flag #1: Your Agent Refuses to Write Competitive Offers

The Problem: Agents Who Won't Negotiate

One of the biggest warning signs is when your real estate agent consistently refuses to write offers at the price you want to offer, especially in a buyer's market.

Real Example: I recently worked with clients whose previous agent refused to write offers $20,000 below asking price, claiming "they'll never accept that." Ironically, many of those same houses later sold at exactly those lower prices the buyers had wanted to offer.

Why Agents Do This

There are several reasons why real estate agents discourage competitive offers:

1. Laziness: They want "sure thing" deals that require minimal effort
2. Inexperience: They haven't been active since the last seller's market (2021-2022)
3. Commission focus: They'd rather close a quick deal than fight for your best price
4. Market ignorance: They don't understand current market conditions

What Good Agents Do Instead

A quality real estate agent will:

• Research comparable sales to support your offer price
• Explain market conditions that justify your strategy
• Present your offer professionally, even if it's below asking
• Provide data-driven reasoning if they believe your offer needs adjustment

Questions to Ask Your Agent

• "Can you show me recent comparable sales that support your pricing recommendation?"
• "What's the average days on market for similar properties?"
• "How many offers are these properties typically receiving?"

Red Flag #2: Spreading VA Loan Misinformation

The VA Loan Myth Problem

Many real estate agents have outdated or completely false information about VA loans. If your agent is steering you away from properties for bogus "VA loan issues," that's a major red flag.

Common VA Loan Myths Agents Spread

Myth: "VA won't approve this house because of a torn screen door" Truth: VA only cares about health and safety issues, not cosmetic problems

Myth: "Missing closet door handles will kill the VA appraisal" Truth: Cosmetic issues like this don't affect VA approval

Myth: "VA loans are too difficult/slow/problematic" Truth: VA loans are excellent financing tools when handled by experienced professionals

What VA Actually Requires

VA appraisers focus on:

• Structural integrity: Foundation, roof, major systems
• Health and safety: Lead paint, water damage, electrical safety
• Habitability: Basic living conditions

They don't care about:

• Cosmetic issues
• Minor repairs
• Aesthetic preferences
• Non-safety related items

How to Protect Yourself

• Get a second opinion: If your agent claims something "won't pass VA," call your lender
• Ask for specifics: Request exact VA guidelines that support their claims
• Research yourself: VA publishes their requirements online
• Work with VA-experienced professionals: Both agents and lenders matter

Red Flag #3: Discouraging VA Loan Use

The "You Can't Use VA" Scam

Some agents will try to talk veterans out of using their VA loan benefits, claiming sellers won't accept VA offers. This is often completely false and costs veterans money.

Why Agents Discourage VA Loans

1. Ignorance: They don't understand VA loans
2. Bias: They have unfounded prejudices against government-backed loans
3. Laziness: They perceive VA loans as more work
4. Commission concerns: They worry about deals falling through

The Reality About VA Loans

• VA loans are excellent financing tools
• Many sellers are happy to work with qualified VA buyers
• VA loans often have competitive advantages (no down payment, no PMI)
• Experienced agents successfully use VA loans regularly

What to Do If This Happens

If an agent tells you to avoid using your VA benefits:

• Ask for specific data supporting their claim
• Request examples of recent VA deals they've closed
• Consider finding a new agent who supports veterans
• Remember: VA benefits are earned, not given

Red Flag #4: Pushing Specific Lenders Hard

The Lender Referral Red Flag

Be cautious when real estate agents aggressively push you toward specific lenders, especially if they can't provide compelling reasons beyond "they're local."

Warning Signs of Problematic Lender Referrals

• Aggressive pushing without clear benefits
• "They're local" as the only selling point
• Reluctance to let you shop around
• Financial incentives for the referral (kickbacks)
• Limited VA loan experience

A Costly Real-World Example

One client's agent-referred lender switched companies mid-transaction and forced the buyers to move their loan file. The new company had stricter guidelines and declined the loan, causing the buyers to lose their house. This should never happen – ethical lenders protect their clients' transactions.

Questions to Ask About Lender Recommendations

• "What makes this lender better than others?"
• "How many VA loans do they close monthly?"
• "Do you receive any compensation for this referral?"
• "Can you provide references from recent VA clients?"

Red Flag #5: Lack of Market Knowledge

Signs Your Agent Doesn't Know the Market

• Can't explain recent sale prices in your target area
• Doesn't understand seasonal market trends
• Makes claims without supporting data
• Hasn't closed deals recently
• Gives generic advice that doesn't fit local conditions

What Market-Savvy Agents Know

Professional agents understand:

• Recent comparable sales
• Average days on market
• Seasonal buying patterns
• Local inventory levels
• Neighborhood-specific trends
• Impact of interest rates on local demand

Red Flag #6: Poor Communication and Availability

Communication Red Flags

• Takes days to respond to texts/calls
• Doesn't provide regular updates
• Misses scheduled appointments
• Fails to follow up on important items
• Doesn't return calls promptly during active negotiations

What Good Communication Looks Like

Quality agents provide:

• Same-day responses to urgent matters
• Regular transaction updates
• Proactive problem-solving
• Clear explanation of next steps
• Availability during business hours

Red Flag #7: Steering Toward Overpriced Properties

The Steering Problem

Some agents will steer you toward properties that benefit them more than you:

• Overpriced listings they represent (double commission)
• Properties with seller incentives for agents
• Houses that have been on the market too long
• Properties where they have relationships with sellers

How to Recognize Steering

• Agent only shows you their own listings
• Reluctance to show you properties from other agents
• Pushing houses above your budget
• Dismissing your preferred areas without good reason

How to Find a Better Real Estate Agent

Research Methods

1. Online reviews: Check Google, Zillow, and Realtor.com
2. Recent sales history: Look up their closed transactions
3. VA loan experience: Ask about their veteran client percentage
4. Interview multiple agents: Don't settle for the first one
5. Ask for references: Speak with recent clients

Key Questions to Ask Potential Agents

• "How many VA loans have you closed in the past year?"
• "What's your average negotiation success rate?"
• "Can you provide three recent veteran client references?"
• "How do you handle multiple offer situations?"
• "What's your communication style during transactions?"

Red Flags in Agent Interviews

• Can't provide specific VA loan experience
• Negative attitude toward government-backed loans
• Unrealistic promises about quick sales
• High-pressure sales tactics
• Reluctance to provide references

What to Do If You're Stuck with a Bad Agent

Assess Your Situation

If you've already signed a buyer's agreement:

• Review the contract terms
• Look for cancellation clauses
• Document poor performance
• Consider your options legally

Steps to Take

1. Have a direct conversation: Address issues clearly
2. Set expectations: Give specific deadlines for improvement
3. Document everything: Keep records of poor service
4. Know your rights: Understand your contract obligations
5. Consider legal advice: For serious contract disputes

When to Fire Your Agent

Fire your agent if they:

• Consistently ignore your instructions
• Show houses outside your parameters
• Fail to communicate regularly
• Demonstrate VA loan ignorance
• Put their interests before yours
• Violate ethical standards

The Cost of Keeping a Bad Agent

Financial Impact

A poor real estate agent can cost you:

• $10,000+in overpaying for a property
• Thousands in unnecessary repairs from poor due diligence
• Lost opportunities from missed deals
• Extended rent payments from prolonged searches
• Emotional stress and wasted time

Opportunity Cost

Bad agents also cost you:

• Access to better properties
• Stronger negotiating positions
• Professional network connections
• Market insights and timing
• Peace of mind during the process

How to Protect Yourself as a VA Buyer

Work with VA Specialists

Choose professionals who specialize in VA loans:

• Lenders: Look for high VA loan volume
• Agents: Seek those with extensive veteran client experience
• Inspectors: Find those familiar with VA requirements

Educate Yourself

Understanding VA loan basics helps you:

• Recognize agent misinformation
• Ask informed questions
• Make better decisions
• Avoid common pitfalls

Build Your Team Early

Assemble your team before house hunting:

• Pre-approval from a VA specialist lender. I have been ranked the #1 VA purchase loan officer for the last two years so give me a call 786-933-2077
• Experienced buyer's agent
• Reliable inspector
• Real estate attorney (if needed)

Questions to Ask Your Current Agent

If you're questioning your agent's performance, ask:

1. "Can you walk me through your negotiation strategy?"
2. "What comparable sales support your pricing recommendations?"
3. "How many VA loans have you closed this year?"
4. "What's your plan if our first offer is rejected?"
5. "Can you explain why you think this property won't work with VA financing?"

The Bottom Line: You Deserve Better

Your real estate agent should be your advocate, negotiator, and advisor – not an obstacle to homeownership. VA loan buyers especially need agents who understand and support their benefits, not those who create unnecessary barriers.

Signs of a Great Agent

Quality agents will:

• Fight for your best interests
• Provide market data to support their advice
• Understand VA loan requirements thoroughly
• Communicate regularly and professionally
• Negotiate aggressively on your behalf
• Support your use of VA benefits

Taking Action

If your current agent displays any of these red flags:

1. Address the issues directly with specific examples
2. Set clear expectations for improvement
3. Document their responses and any changes
4. Be prepared to make a change if necessary
5. Don't let loyalty override your best interests

Finding Professional Help

Lender Selection

When choosing a VA lender, look for:

• High VA loan volume
• Competitive rates without lender fees
• Excellent communication
• Fast processing times
• Strong veteran reviews

Agent Referrals

If you need help finding a qualified agent:

• Ask your lender for recommendations
• Research agents with strong VA loan experience
• Interview multiple candidates
• Check references thoroughly
• Trust your instincts

Remember: Real estate professionals should earn your business through competence and service, not pressure and manipulation.

Your home purchase is likely your largest financial transaction – make sure everyone on your team is truly working for your success.

Need help with VA loan financing? Our team specializes in VA loans nationwide and has been a top VA purchase team for multiple years. We waive our lender fee for veterans and offer competitive rates. Contact us at 786-933-2077 to discuss your situation and get connected with qualified real estate professionals in your area.

Want to learn more about VA loans? Check out my free comprehensive course www.nostressva.com