Most of the time it really doesn't matter which Realtor you use. But sometimes it matters so much that a mistake could spell financial disaster.

One of those times is when you're a seller who must move your house in a hurry.

You could be moving to a new city for a job transfer and have no time to waste. In that situation a delay will mean paying payments on a home you don't live in - and paying rent or payments in a new city. Depending upon the size of your house payment, that could be a financial drain that you won't recover from for years.

It could be that you've gotten in a financial bind and need to sell the house and move into something less expensive because you simply can't make the payments. This situation is even more serious than the first, because the result could be foreclosure, total loss of your credit rating, and even bankruptcy.

If faced with either of these situations, the first thing to remember is to get moving quickly. Don't wait and hope for a miracle. And don't hire the first Realtor you see! You want one of the top tier agents - one who not only works actively to sell each of his or her listings, but one who understands creative financing and is willing to help you find ways to make it easy for someone to buy.

The sad truth here is that most traditional agents will simply list your house, put up a sign, enter the information in MLS, and hope that someone comes along to want it. You need a whole lot better service than that!

Read the ads, check the web sites, and see if you can find an agent who specializes in moving homes in a hurry or finding homes for investors. Then ask for references. Don't be shy about this. After all, it is your future you're gambling with - no one else's.

If no one stands out, the next move is to find a top selling agent who specializes in your neighborhood. Ask around, interview agents, and again - don't be shy.

Ask for statistics. How long are this agent's listings usually on the market? How many homes has he sold this year? What was the percentage of list to sell price?

After that ask more questions. Does she have a list of buyers who are currently looking? What does he know about the other homes for sale in your neighborhood? Can she explain the adjustments on her market analysis? Is he familiar with creative financing?

And perhaps most importantly: What does she do to market homes? Ask to see the marketing plan and get a commitment to fast action. When you're interviewing agents, be honest about your needs and stress the fact that you have no time to waste.

Selling in a hurry means you have to position your home above all the competition. That involves three factors:

? Marketing - that's your agent's responsibility


? Price and terms - the two of you work together on this


? Condition - this is all on your shoulders

If you are in a "buyer's market" you will likely need to offer a lower price than your competition. That means your home could be attractive to investors. Make sure your agent knows how to market to investors, or better yet - has investors to call.

I know, you'd love to get top dollar, but you don't have time to wait for that. Instead, consider the dollars you won't be spending while your home sits on the market waiting for a traditional buyer. Consider the inconvenience and expense of a poor credit rating should you start falling behind on the payments. Consider the cost to your life should you have to give up the house to foreclosure.

If your Realtor can structure something creative, you'll have an even better chance at selling quickly. Your individual situation will dictate whether that can be done, but your Realtor should have the expertise to determine the possibilities. Make sure you choose someone who not only can help you with that, but who will help you.

After that, you have to do something the Realtor cannot do for you: Get your house in the best condition you can. Clean from top to bottom - get rid of clutter - spruce up with some new paint if possible - fix that leaky faucet.

I don't care how good a Realtor is, they'll have an almost impossible job ahead if people walk in to find clutter all over, dirty dishes in the kitchen, a smelly cat box, dirty toilets, and - well, you get the idea.

It sounds crazy, but after selling real estate for 19 years I learned that some people think they can sell their home when it's cluttered and dirty. And of course they can - repossessed properties are sold in that condition every day - but the price plummets.

So, when faced with needing to sell quickly, get started right away with finding the right agent. It will make all the difference in your success or failure.

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