Negotiating Proper Diligence Periods: A Game Changer for Buyers and Sellers

Josh Perez • November 15, 2024

As a real estate professional, I’ve seen my fair share of buyers struggling to navigate the pressures of making offers, especially in competitive markets. One recurring challenge is the limited diligence period in conditional offers—often shaped by competing bids or a seller’s urgency. Let me share some thoughts on why negotiating the right diligence period matters and how working collaboratively can make all the difference.

" You just got to ask the right questions, and then you have to be working with people that are willing to do that."

Why the Diligence Period Matters

The diligence period is critical because it gives buyers the time they need to evaluate the property thoroughly, arrange for financing, and ensure everything aligns with their goals. Yet, I often see buyers pushed into accepting two-week conditional periods—or worse—none at all. It’s a recipe for gut decisions that leave everyone feeling uneasy.

But here’s the thing: the “two-week rule” isn’t set in stone. When I work with clients, I focus on understanding why the timeline matters to the seller. Are they worried about the deal falling apart? Do they have concerns about another buyer coming through? Once you unpack the reasons behind the deadline, you can negotiate a more realistic timeframe that benefits both parties.


Avoiding the Pressure of Snap Decisions

When I collaborate with trusted agents or advisors, it’s a completely different experience. Instead of rushing to fit into an arbitrary timeline, we strategize to ensure that both parties feel confident about the deal. For example, one of my colleagues mentioned how seamless it feels when we work together. They’re not constantly calling me, panicked about whether we’ll meet some unrealistic deadline. Instead, we align on expectations upfront, ensuring buyers aren’t forced into gut decisions.


Asking the Right Questions

A key part of navigating these challenges is asking the right questions.


If a seller insists on a two-week conditional period, I dig deeper:


  • Why is the timeline so critical?
  • What assurance do they need to feel confident in the deal?
  • What can we provide upfront to bridge the gap?


In many cases, it’s not about the timeline itself but about the seller’s fear of wasting time on a deal that might collapse. Addressing these concerns upfront—whether by providing financial assurances, clear communication, or creative solutions—often leads to better outcomes.


Strategizing for Success

Take the example of a 30-unit property we recently worked on. The buyer had specific needs, and the seller had certain expectations. By sitting down and strategizing offline, we pinpointed what was critical to both sides and crafted an approach that worked. We didn’t rush to meet arbitrary deadlines; instead, we focused on creating comfort and trust between all parties.


The Bottom Line

Whether you’re a buyer, seller, or agent, the diligence period isn’t just a box to check—it’s an opportunity to ensure the deal works for everyone. By asking the right questions, building strong relationships, and approaching negotiations thoughtfully, we can create an environment where no one feels pressured to make snap decisions.

If you’re navigating the complexities of conditional offers and want a team that prioritizes due diligence and clear communication, let’s connect. Together, we’ll strategize a plan that ensures confidence every step of the way.


Have questions? Let's talk! Book a call with me.

BOOK A CALL
Josh Perez
GET STARTED

Deposit Lending And Bridge Financing

By Josh Perez • April 30, 2025
Let’s say you have a home that you’ve outgrown; it’s time to make a move to something better suited to your needs and lifestyle. You have no desire to keep two properties, so selling your existing home and moving into something new (to you) is the best idea. Ideally, when planning out how that looks, most people want to take possession of the new house before moving out of the old one. Not only does this make moving your stuff more manageable, but it also allows you to make the new home a little more “you” by painting or completing some minor renovations before moving in. But what if you need the money from the sale of your existing home to come up with the downpayment for your next home? This situation is where bridge financing comes in. Bridge financing allows you to bridge the financial gap between the firm sale of your current home and the purchase of your new home. Bridge financing allows you to access some of the equity in your existing property and use it for the downpayment on the property you are buying. So now let’s also say that it’s a very competitive housing market where you’re looking to buy. Chances are you’ll want to make the best offer you can and include a significant deposit. If you don’t have immediate access to the cash in your bank account, but you do have equity in your home, a deposit loan allows you to make a very strong offer when negotiating the terms of purchasing your new home. Now, to secure bridge financing and/or a deposit loan, you must have a firm sale on your existing home. If you don’t have a firm sale on your home, you won’t get the bridge financing or deposit loan because there is no concrete way for a lender to calculate how much equity you have available. A firm sale is the key to securing bridge financing and a deposit loan. So if you’d like to know more about bridge financing, deposit loans, or anything else mortgage-related, please connect anytime! It would be a pleasure to work with you.

Should You Double Down or Diversify in Real Estate Investing?

By Josh Perez • April 30, 2025
If you’re crushing it with duplex conversions, Airbnb rentals, flips, or student housing, you might be wondering: Should I double down on what’s working—or start learning about other strategies to diversify my real estate portfolio? It’s a great question—and one I get asked all the time. My typical advice? Double down on your strengths, outsource your weaknesses. If you’ve found a strategy that fits your skills, market, and cash flow goals, it’s smart to build momentum. But in real estate—especially in today’s market—it’s just as important to stay informed and flexible. Why Staying Educated Matters Real estate isn’t static. The rules of the game are constantly changing. Lending practices shift. Local bylaws evolve. What worked flawlessly last year may become less profitable—or even unviable—this year. Here’s what I mean: “If lenders and banks don’t want to lend as much on certain assets—like student rentals or short-term rentals—or they start to clamp down on duplex conversions, that changes your rate of return. That changes the rules of the game.” If your entire strategy depends on leverage (and let’s face it, most real estate investing does), changes in financing can dramatically shift the effectiveness of your current approach. Keep Learning, Stay Adaptable Even if you’re succeeding now, always keep learning. New strategies like BRRRR, rent-to-own, mid-term furnished rentals, or commercial opportunities might offer different advantages in changing markets. You don’t need to master them all, but you do need to understand how they work—and when it might make sense to pivot. Final Thoughts Crushing one niche? Keep going. But don’t ignore the bigger picture. As markets evolve, being aware of shifting rules, lender policies, and local regulations will give you the edge.  At the end of the day, the best investors aren’t just good at one strategy—they’re nimble, informed, and proactive. If you want to chat about how to strengthen your current investments and position yourself for what’s next, let’s connect.