> Never understand restate people and there rules. [sic]
Real estate agents are bound to follow various laws and can lose their licenses should they break them. There are also various other "customary" things which are not rules so much as local practices; those things the agents aren't required to follow but generally stick to to keep the peace with their fellow agents. The percentage of the sales commission or amount of earnest money would fall into the latter category.
The first thing to understand about real estate agents (not all agents are Realtors) is that they WORK for the SELLER. Unless you have signed a buyer's agent agreement with an agent, he's getting paid by the seller and therefore is required to represent the seller's interest. Doesn't matter that "your" agent isn't the listing agent, he's still representing the seller. If you want an agent to represent YOUR interests, you have to have a buyer's agent agreement which generally means you agree to pay the agent out of YOUR pocket.
> Found out that the people had loans on the property made me scream.
Why? If nobody bought property with liens on it, 95 percent of the real estate sales in this country would never happen. That's one reason you need title insurance.
Are you getting a mortgage, buying on land contract or paying cash? If you restrict your purchases to only land contract purchases, you're going to exclude a lot of good properties, because most sellers don't want to mess with land contracts. Property is generally sold under land contract when it will be difficult for buyers to get a mortgage on it.
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