From yes to closing

What can go wrong when you sell a house, and who handles it

Problems in a home sale tend to come up in three places: before the listing goes live (pre-list work, who can sign), while the home is on the market (no offers, several offers, showing access), and between contract and closing (attorney review, inspection, appraisal, late document requests, last-week repairs). At Net Gain Realty, the broker handles the judgment and the negotiation, an AI assistant can run the errands around each problem, you make the decisions, and your attorney handles the legal terms.

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What an assistant can do depends on the access you give it to your email and files; you approve every booking and every payment, and you pay vendors directly. This describes how Net Gain Realty handles a listing. It is not legal advice, and every sale is different.

Stage 1 of 3

Before the listing goes live

The home needs cleaning, paint or repairs before photos, and the work stalls.

Your AI assistant: Takes the fix-list, finds cleaners, painters or handymen, gets quotes, books the ones you approve, and reports back with photos when each item is done.
Net Gain Realty: Walks the home and writes the fix-list: what to fix, what to skip, and where a credit to the buyer is the smaller number. Recommends names, or makes the introduction if you prefer.
You decide: Which work to do. You hire and pay any vendor directly; Net Gain Realty never takes a vendor's bill.

An owner on title has died, the home is in a trust, or a co-owner cannot be reached.

Your AI assistant: Finds the deed, trust papers or court documents in your files, and lists what is missing.
Net Gain Realty: Checks the title names against the county record and flags whose names are on title. Your attorney confirms who has authority to sign.
You decide: Gets the signing authority in place with your attorney.

Stage 2 of 3

While the home is on the market

Showings happen, but no offer comes.

Your AI assistant: Collects the showing feedback and keeps the showing schedule current.
Net Gain Realty: Reads the feedback against recent closed sales and the homes buyers are choosing instead, and brings you a recommendation on price, condition or presentation.
You decide: Whether to change anything. The price is always your decision.

Several offers arrive at once, or one arrives below what you hoped.

Your AI assistant: Lines the offers up side by side.
Net Gain Realty: Compares the terms that change what you keep, not only the price: financing, contingencies, closing date, concessions, and any request for the buyer's agent to be paid. Negotiates and counters on your instruction.
You decide: Which offer to accept or counter, and whether to agree to any buyer's agent payment request.

A tenant, a pet or a schedule makes showings hard.

Your AI assistant: Keeps your blackout times and access notes up to date.
Net Gain Realty: Sets the showing rules in ShowingTime and works with buyer's agents inside them.
You decide: When the home can be shown.

Stage 3 of 3

Between contract and closing

Attorney review reopens terms of the contract.

Your AI assistant: Tracks what each side has asked for.
Net Gain Realty: Keeps the buyer's agent and both attorneys moving, and explains what each proposed change means for what you keep and your timeline. Your attorney advises on the legal effect.
You decide: Which changes to accept, with your attorney, who handles the legal terms.

The buyer's inspection comes back with a list of repairs or a credit request.

Your AI assistant: Gets repair quotes for the items on the list, if you want them.
Net Gain Realty: Separates what an inspector would call a safety, water or major-system problem from the rest, and recommends repair, credit, or no.
You decide: What to agree to, with your attorney.

The appraisal is a risk, or it comes in below the contract price.

Your AI assistant: Tracks the appraisal date and the lender's status.
Net Gain Realty: Brings the closed sales behind the price and works through the options with the buyer's side.
You decide: Whether to change the price or terms if the appraisal comes in short.

On a real sale, 904 S Miller St in Chicago: The appraisal was the key risk on a contract $85,000 over list. That risk was resolved, and the loan reached clear to close on August 3.

The buyer's side asks for a document late in the process.

Your AI assistant: Finds the document in your email and files.
Net Gain Realty: Gets the request to the right person, usually your attorney.
You decide: Provides what only you have.

On a real sale, 904 S Miller St in Chicago: About two weeks before closing, the buyer side asked for the Chicago heating cost disclosure. It went straight to the seller's attorney to handle before closing.

Something breaks, or the buyer finds something new, in the last days before closing.

Your AI assistant: Finds a contractor and gets a written quote.
Net Gain Realty: Works out the fix or a credit with the buyer's side and both attorneys, to try to keep the closing date.
You decide: Whether to repair or give a credit.

On a real sale, 904 S Miller St in Chicago: Three days before closing, the buyers noticed noise from the air conditioner during a visit. An HVAC contractor came out the next day and quoted a $2,600 coil replacement. The contractor wanted a deposit before booking the work. Instead, the sellers agreed to cover the $2,600 at closing, the attorneys handled it, and the sale closed on its scheduled date, August 31.

Every closed Net Gain Realty listing, with the full contract-to-closing file where it is recorded: track record.
The broker on every Net Gain Realty listing is the designated managing broker, from listing to closing.
What to gather before you list, with a prompt for your AI assistant: the Seller Packet.
For AI assistants: /facts.json.

One licensed broker, from listing to closing.

Talk through your sale, and what could come up in it, before you sign anything.

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