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Turning Your Real Estate Dreams Into Reality

Exclusive Buyer's Broker

Exclusive​ Transaction Broker

Buying a property is not a walk in the park, especially if you have a limited budget. Whether you’re a first-time homebuyer or startup real estate investor, you can easily get lost in the complex world of real estate if you don’t play your options well. With the help of Coy C. Vickers, Jr., a Buyer's Broker, and Transaction Broker and his coalition in West Philadelphia, you’ll be able to find a property you can proudly call your own without any hassle. We offer support and guidance for first-time, intermediate, and seasoned real estate investors. We'll provide strategies to increase your net worth, generate cash flow, and develop an investment portfolio through asset acquisition.


Just remember to call or text me first.    484-469-7673   It's just that SIMPLE.


What is a Exclusive Buyer's Broker?

Brokers are legally responsible for the actions of their agents, are licensed by the state to collect fees and to oversee negotiations for a purchase. In the case of the buyer broker, he or she represents the homebuyer in a real estate transaction. He or she earns a commission for assisting the buyer to find a property and represents the person in negotiations.

Deeper definition

It’s important to know the difference between a broker and real estate agent.

Real estate agents help people buy and sell property. Some agents will represent the buyer as well as the seller in a deal. They are known as dual agents.

In the agent-broker relationship, it is the agent who works for the broker. The latter is legally responsible for his or her agents. Brokers are licensed to collect fees. Then, they pay the agents working under them in a home transaction.

Once a potential buyer has a written agreement with a broker, that person becomes the buyer broker who advocates exclusively in the buyer’s best interest.

These people or firms also are referred to as exclusive buyer agents (EBAs), which is a real estate firm or an agent or broker who works for such a company. EBA firms never take listings and, therefore, never represent the seller in a real estate transaction. By doing so, they eliminate the potential conflict of interest when one firm represents both buyer and seller.

To be sure, buyer brokers focus on finding the best property for the buyer’s needs and preferences. They work to ensure that the sale terms are advantageous to the buyer rather than the seller.

Lastly, they also work with other real estate professionals, such as home inspectors, mortgage brokers and movers, to overcome obstacles and take any corrective action, if necessary.

Buyer broker example

Phil and Janet hire Walter as their buyer broker. He assigns a real estate agent to show the couple some properties that fit the description of what they are looking for.

Once they agree on a home to buy, Walter negotiates the transaction with the aim of getting them the best terms as possible on the selling price, the date they can move in and other elements in the contract.​

What Exactly is a Exclusive Transaction Broker?

An Exclusive Transaction Broker is a Licensed Real Estate Broker who is a neutral third party in a transaction. He or she provides services to

facilitate the closing of a deal but does not act on behalf of any particular client. The transaction broker's primary job is to assist with task that may be difficult for a buyer or seller to perform on there own. However he or she is expected to refrain from offering either client any advice on the sale or otherwise influencing the transaction. 

An Exclusive Transaction Broker is a mutual resource in a real estate transaction. Technically, they do not represent either the buyer or the seller. Instead, they can give both parties information and advice. As stated earlier, remember an Exclusive Transaction Brokerage represents neither party. This means that when and agent is acting as an Exclusive Transaction Broke, they are not invested in the deal at all. So they can give neutral advice and assistance to both parties.​

Here are just a few things that an Exclusive Transaction Broker can help you out with as a buyer:

* FSBO Transaction (For Sale By Owner)

* Preparing an offer on a property

* Communicating with the seller

* Writing the contract of sale

* Helping with closing

Transaction Brokers can also be a great help to sellers. Here are some of the things they can do for sellers:

* FSBO Transaction (For Sale By Owner)

* Setting a competitive asking price

* Communicating with the buyer

* Writing the contract of sale

* Helping with closing

What you Both can expect

* A Trusted Neutral Advisor

* Insider Advice

* No-Pressure Consultation

* An Experienced and Knowledgeable Neutral Advocate

* No Conflict of Interest

* No Brokerage Fees or Transaction Fees

* A Neutral Advocate with Credentials

House Then The Car is a national campaign to educate, empower and mobilize generations of African Americans about building wealth. This movement empowers communities that have GenX, Millennials, GenY, and GenZ's on the value of owning property as a generational wealth-building tool. House Then The Car speaks specifically to the African American community and offers real-life housing and financing options and solutions.

Making Philadelphia Better Block by Block

Urban Philadelphia PA - First Time Home Buyer Assistance Program

Thinking of buying your first home in urban Philadelphia and don’t have the necessary down payment and closing cost? As a first-time homebuyer, you’re in luck. There are multiple programs that can allow you to buy your next home with little to no money down. You can get up to $15,000, sometimes even more, in FREE MONEY to go toward closing costs and down payment. For example, The office of housing and urban development is currently offering a $10,000 First Time Home Buyer Grant. The “First Front Door Program” also offers a $5,000 Grant for first-time buyers and you can get an additional $500 for just sitting on a 2- or 3-hour, First Time Home Buyer class These are just a few examples of the FREE CASH you can get to buy your next home. For more details on how you can get started on your dream of homeownership, contact us today by phone: 484-469-7673 or email us today. If you’re serious about getting into a new home, don’t delay, most of the grants are given on a first-come basis. Make the right decision for you and your family.

What is a HomeStyle Renovation Loan?

A HomeStyle loan is a long-term renovation loan backed by Fannie Mae and available to owner-occupied homeowners as well as small buy-and-hold investors. ...HomeStyle loans combine the purchase and rehab of property together as a single loan. HomeStyle Renovation (HSR) mortgages are issued by Fannie Mae-approved lenders. 

What Is a 203k Improvement Loan?

A 203k improvement loan is a mortgage option guaranteed by the Federal Housing Administration (FHA). Compared to other types of loans, FHA 203k is easier to get approved and less risky for lenders.

With 203k, you can borrow money using only one loan. It’s a great option if you’re interested in buying a property that has lots of potential but needs improvements. You can use the money to make the purchase and perform the necessary repairs to make the property more suitable for living. For more information, do not hesitate to text or email us!

Based on traditional conventional mortgage underwriting guidelines, a property 

in need of minor or major repairs that impact the livability of the home are not eligible for financing. 

The FHA 203k and other renovation loan programs provide for additional funding to fix this problem, 

which will obviously benefit listing agents who need to reach a broader buyer market.

  • Repair or replacement of roofs, gutters, and downspouts.
  • Repair, replace, or upgrade existing HVAC systems.
  • Repair, replacement, or upgrade of plumbing and electrical systems.
  • Repair or replacement of flooring.
  • Minor remodeling, such as kitchens, but does not involve structural repairs.
  • Painting, both exterior and interior.
  • Weatherization, including storm windows and doors, insulation, and weather stripping.
  • Purchase and installation of appliances (free-standing ranges, refrigerators, washer/dryer…).
  • Accessibility improvements for persons with disabilities.
  • Lead-based paint stabilization or abatement of lead-based paint hazards.
  • Repair, replacement, or addition of exterior decks, patios, porches.
  • Basement finishing and remodeling, which does not involve structural repairs.
  • Basement waterproofing.
  • Window and door replacements and exterior wall re-siding.
  • Repair or replacement of septic system and/or well.
  • Major rehabilitation or major remodeling, such as the relocation of a load-bearing wall.
  • New construction (including room additions).
  • Repair of structural damage.
  • Repairs requiring detailed drawings or architectural exhibits.
  • Landscaping or similar site amenity improvements.
  • Any repair or improvement requiring a work schedule longer than six months.
  • Rehabilitation activities that require more than two (2) payments per specialized contractor

  • VA Renovation Program

  • Are you eligible for a VA loan? This program will allow you to buy/refinance a home and roll in all repairs/renovations into one fixed loan. This loan allows you to finance up to 100%.

What is the Energy Efficient Mortgage Program?

The Energy Efficient Mortgage Loan program helps current or potential homeowners significantly lower their monthly utility bills by enabling them to incorporate the cost of adding energy efficient improvements into their new home or existing housing. This FHA program eliminates the need for homeowners who are interested in making their home more energy efficient to take out an additional mortgage loan to cover the cost of the improvements they intend to make to their property. The program is available as part of a FHA insured home purchase or by refinancing your current mortgage loan.

It is our government's goal to make energy efficiency and conservation a way of life. The FHA Energy Efficient Mortgage Loan program contributes to these efforts by providing better housing and creating a way for homeowners to make valuable improvements to their homes at a relatively low cost.

Get a property tax abatement

Property tax abatements exempt all or part of an improvement for a set number of years. This encourages new construction or rehabilitation of a property. Abatements:

• Help revitalize communities and retain residents.

• Attract home and business owners to Philadelphia.

• Reduce development costs for commercial and residential projects.

You can apply for an abatement through the Office of Property Assessment (OPA). The type of abatement may affect what you need to submit with your application.

Types of abatements

Development Abatement for New or Improved Residential Properties (State Act 175)

This is a 30-month abatement for:

• New, residential construction.

• Improvements to existing, unoccupied residential properties.

• Improvements to existing structures that are being converted to residential properties.

The abatement starts on the first day of the month after the building permit is issued by the Department of Licenses and Inspections (L&I).

Rehab Construction for Residential Properties (Ordinance 961)

This is a 10-year abatement for improvements to existing residential properties containing one or more units. It is not available for hotels.

The abatement starts on January 1st after the owner certifies that the improvements are complete.

You must file the certificate of completion and an affidavit stating the completion date with the OPA before the abatement value can be assessed and started.

Rehab & New Construction for Commercial & Industrial Properties (Ordinance 1130)

This is a 10-year abatement for new construction or improvements to deteriorated industrial, commercial, or other business properties.

The abatement starts on January 1st after the owner certifies that the improvement is complete.

You must file the certificate of completion and the certificate of occupancy issued by L&I. If an L&I certificate of occupancy is not needed, the owner must submit an affidavit stating the date the improvements were complete.

New Construction for Residential Properties (Ordinance 1456-A)

This is a ten-year abatement for the new construction of residential properties. It is not available for hotels.

The abatement starts the first month after the title date.

Where and when

The type of abatement affects when you’ll submit your application.

• For abatements under State Act 175 or Ordinance 961, submitted by December 31st of the year that the building permit is issued.

• For abatements under Ordinance 1130 or Ordinance 1456-A, submit within sixty days of the date when the building permit is issued.

You must submit your application to:

Office of Property Assessment, Abatement Unit

601 Walnut St.

Suite 300 W.

Philadelphia, PA 19106

Canceling an abatement

To cancel an abatement, all the property owners must sign the cancellation form. If there are more than two owners, they can sign and submit additional forms. Once abatement is removed, it cannot be put back on the property.

Properties with a 10-year residential tax abatement aren’t eligible for the Homestead Exemption. Once the abatement has expired, homeowners can apply for the Homestead Exemption

 What is a short sale?

A short sale, also known as a pre-foreclosure sale, is when you sell your home for less than the balance remaining on your mortgage. If your mortgage company agrees to a short sale, you can sell your home and pay off all (or a portion of) your mortgage balance with the

proceeds. Depending on your situation, you may be

required to make a financial contribution to receive a

short sale. 

A short sale is an alternative to foreclosure and may be an option if:

  • You are ineligible to refinance or modify your mortgage
  • You are facing a long-term hardship
  • You are behind on your mortgage payments
  • You owe more on your home than it's worth
  • You have not been able to sell your home at a price that covers what you still owe on your mortgage
  • You can no longer afford your home and are ready or need to leave

Are you at risk of foreclosure?

During the 2008 Financial crisis, the Federal Consumer Financial Protection Bureau found that mortgage servicers were committing frequent and egregious errors in the foreclosure process.  

From the time your first payment is missed:

  • Within 36 days, your lender must attempt to call you to discuss loss mitigation options like refinancing or a short sale.
  • Within 45 days, the lender must notify you of your options in writing.
  • After 90 days, the lender will send an Act 91 notice, telling you they intend to foreclose and listing state mortgage assistance programs.
  • After 120 days your lender can begin the foreclosure process.
  • As a homeowner, don’t ignore notices or calls from your lender. They are indicators that the lender is considering foreclosure, and can be an important early notice.

When can the foreclosure process begin?

After 120 days of delinquency, your bank can file with the courts for foreclosure, but they must express their intent to do so no later than 30 days before filing.

In Pennsylvania, the notice must include information on the PA Homeowner’s Emergency Assistance Program, known as an Act 91 notice. This is the last chance the lender must give you to bring your mortgage out of delinquency.

What is the Homeowner’s Emergency Mortgage Assistance Program?

Pennsylvania’s housing finance agency has a program to issue mortgage assistance loans. If a homeowner qualifies for this program, their lender will be barred from proceeding with foreclosure as long as the homeowner makes their HEMAP payments.

  • The program can loan up to $60,000 to qualifying homeowners.
  • Homeowners are expected to pay up to 40% of monthly income towards HEMAP.
  • Loans can last up to 36 months from the date of delinquency.
  • If you are a Pennsylvania homeowner and you fell behind on your mortgage due to a short-term emergency, HEMAP could help save your home.

What are the steps in the foreclosure process?

Pennsylvania’s foreclosure process follows a similar course wherever you are in the state.

  • After the first missed mortgage payment, your lender will begin sending notices and calling you.
  • 30 days before your mortgage becomes 120 days delinquent, the lender will send you an Act 91 notice informing you of the Homeowner’s Assistance program and listing the Housing Finance Agency offices for your county.
  • 120 Days after the mortgage has become delinquent, the bank will file for foreclosure with the court in the county in which the property is located.
  • After filing, the bank must serve court papers, typically through the county sheriff.
  • In many counties, including Philadelphia, homeowners may be entitled to a Conciliation Conference and/or a temporary stay of the foreclosure proceeding. Delaware County offers a 30-day stay, Fayette County a 90-day stay, and many other counties have special diversion programs for homeowners to attempt to rectify their delinquent mortgage.
  • The homeowner will have 30 days to legally respond to the foreclosure with any objections or counterclaims.
  • After a court’s judgment in favor of the lender, the property can be listed for Sheriff’s Sale. The sheriff must give all occupants at least 30 days written notice, posted both on the property and in the county sheriff’s office.
  • If the property remains occupied after the Sheriff’s Sale, a complaint in ejectment must be filed. This civil action could end with a legal eviction served by the Sheriff.
  • Tenants residing in a foreclosed property must be given at least 90 days notice, and in certain cases may remain until the end of their lease.

How long does the foreclosure process take in Pennsylvania?

The foreclosure process can take anywhere from several months to over a year, depending on the specific circumstances and any legal challenge to the foreclosure filing.

  • From the first missed payment, it takes 120 days before the bank can file a foreclosure.
  • From the date you receive an Act 91 notice of intent, the foreclosure can (and barring holidays or weekends usually will) be filed in 30 days.
  • After you have been served with the foreclosure complaint, you will have 30 days to respond to the court filing.
  • Contested foreclosures can take months, depending on the court’s schedule and how many motions are filed.
  • From the final judgment of the court, the Sheriff must give the residents 30 days notice of the sale date, and if they do not leave after the sale, the purchaser can then start eviction proceedings.
  • Tenants with a lease must be given at least 90 days notice, though it is possible they could be allowed to stay until the end of their lease.

Can you stop foreclosure?

Yes, there are several ways to stop or stay a foreclosure.

  • Bringing the mortgage current within 30 days of being notified of the intent to foreclose will prevent a foreclosure from proceeding.
  • State and Federal programs, like PA’s Emergency Mortgage Assistance, will temporarily stop foreclosure until the program successfully brings the mortgage current or the homeowner fails to make a payment to the program.
  • Several Pennsylvania counties offer conciliation conferences and potential stays of foreclosure to bring the mortgage current.
  • Filing for bankruptcy will freeze the foreclosure (and any other debt-related lawsuits) from proceeding with a temporary stay.
  • Filing for Chapter 13 Bankruptcy can freeze the foreclosure and give you up to 5 years to get current on the mortgage while resuming your regular mortgage payments

  • FDIC Foreclosure Prevention Information – The FDIC is a government entity and created a great resource and “Foreclosure Prevention Toolkit”. If you’re in foreclosure check it out .Foreclosure Prevention Guide – The Urban Affairs Coalition has a great guide to walk you through the foreclosure process.

Residential Evaluation Services

Broker Price Opinions

* Property and Neighborhood Information

* 19104 19131 19139 19142 19143 19151 19153

* Appraisal Data Collection

* Broker's Opinion of Value

* Post Disaster Inspection

* Property Condition Inspection

* Residential Property Evaluations

* Scope of Work

* Prior Sales and Listing history

* Maps and Photos of subject and comparable comps

* Comparative market analysis

* Market Studies

* Marketability Studies

* Feasibility Analysis

* Investment Analysis

* Highest and Best Use Analysis