I wrote this FAQ for licensed agents who are thinking about sending me a listing for the first time. You’ve probably had at least one bad experience with an investor. These answers are how I try to make sure I’m not the next one.
If you’re new to me, start with the agent overview, which explains why licensed agents are the clean deal channel in South Carolina and how I treat listing agents. For the specific property types I want, see the listings I buy. Sellers and investors who own property have their own cash buyer page.
When you have something that fits, send it through the agent submission form on benlovro.com.
Straight answers
Do investors pay commission?
Commission is set by the listing agreement between you and your seller, and any buyer-side compensation is something we discuss and put in writing up front. I don’t ask agents to cut their commission to make a deal work, and I don’t spring surprises at closing.
Are you a licensed agent?
No. I’m a real estate investor buying as a principal. That’s part of why I value licensed agents; you can market property, and I want to buy it.
How fast will you respond to a listing I send?
I aim to respond within 24 business hours of receiving the listing details. You’ll get interest, a specific question, or a clear no. Send it through the agent deal form.
Will you renegotiate after inspection?
I underwrite before I write, so the price reflects what I can see. If inspection turns up something truly new that nobody knew about, we’ll have an honest conversation. I don’t use the inspection period as a tactic.
What contracts do you use?
Clean, standard South Carolina purchase agreements where they fit. If I need a special provision, I explain why before I write it.
Who closes the transaction?
A South Carolina closing attorney. SC closings are attorney-supervised. The closing attorney guide explains how I think about choosing one.
What kinds of listings do you want?
Estate listings, as-is houses with deferred maintenance, tenant-occupied property, small multifamily from duplex to quad, and land or land with a mobile home. Details on the listings I buy page.
What areas do you buy in?
The Midlands within about an hour of Lexington, plus secondary markets in Sumter, the Upstate, Lancaster and Rock Hill. The full town list is on my buy box.
Will you contact my seller directly?
No. If the property is listed, I go through you. Every time.
How does South Carolina's 2024 wholesaling law affect agents?
The revised Real Estate Practice Act treats marketing property you don’t own, with an expectation of compensation, as activity requiring a license, and licensed firms generally may not engage in wholesaling. If an unlicensed person asks you to help market a contract, read the SC wholesaling summary and check with your broker-in-charge and an attorney.
Can I bring you a pocket listing or off-market property?
If you’re licensed and representing the seller, you can bring me whatever you and your seller decide is appropriate under your agreement and your brokerage’s policies. Those rules are between you and your broker-in-charge.
Do you buy properties that need to close on a specific date?
Tell me the date and why it matters. I’ll be honest about whether title, the attorney’s schedule and my underwriting can get there. I don’t promise a closing date I can’t control.