#buyer agreement

[thelonesgroup]

Buyer Brokerage Agreements

This week's Zebra Report is an important one. With all the laws changing around buyer-brokerage agreements, it is so important to know that soon, before a buyer can even go look at a house with you, that you will need to get them to sign a buyer-brokerage agreement. Even today, I recommend that when you begin providing your buyer with real estate services that you have a buyer services agreement in place.

Now, the challenge with that is that they may not know you very well. Maybe they are calling you because they saw your sign in their neighborhood and are thinking, "Hey, I'll just give this agent a call and maybe they can show me a home." That means that you need to be able to have these kinds of discussions. It also means that many buyers are going to go online, they are going to go to your website, and they are going to want to check you out.

Just this morning, as I was preparing for today's Zebra Report, I looked at twenty-six real estate agent websites. Just random ones that I found in search results for various areas. Some here in Washington, others in California, Florida, Arizona, Texas, and elsewhere. As I visited these websites, I was imagining that I was a potential buyer that was going to buy a house. So as I visited these websites, I looked for a buyer services page for more information.

And you know what? Not a single one of the agent websites I visited today - a big fat ZERO - actually explained anything about what the process really looks like when you go to buy a house.

Now here, in Washington State, it is even more important because of the law regarding buyer brokerage agreements that went into effect at the beginning of the year. Agents here need to be able to explain:

What is the law?

How does it benefit buyers?

Why should buyers want to be committed to an agent?

While you are working on how to answer these questions you need to consider the very first place that buyers are going to find you - at your website. Back in March 2021, NAR's Home Buyer and Seller Generational Trends stated that 97% of home buyers search online first. Today it's likely more and that means that your online presence matters. Your website matters. You need to update your website.

The biggest thing I'm seeing this year is that this incredible, essential piece of information is missing or just not detailed enough on too many agents' websites. Now, more than ever before, you need to get your website evaluated, address these issues, and get a website makeover!

Be objective. Look at your website. Don't do what I did and look at 26 of them, maybe look at five others. Then take the time to ask yourself, "Ok, if I was a buyer what kind of information would I need to find here." Or, "If I was going to meet with a buyer at their home, what kind of information do I need to have prepared to have a discussion about buyer-brokerage agreements." If you are going to discuss it in person, you need to be able to discuss it online, you need to be able to discuss it on social media. Maybe that means posting a short video that explains this to your potential buyers.

If you need help with websites, reach out to us, I'll include a link below. Our Director of Technology, Randy, is our resident expert on real estate websites, online marketing, and anything tech-related - and he understands how the real estate business works and is easy to talk to. He can do an in-depth analysis of your website and propose options to you to get it on track. Be at the front of that line to get the help you need.

Don't wait until a buyer calls you one day and you discover that you aren't ready to have those discussions and you're not ready for them to look at your website.

Book a Demo

By Denise Lones CSP, CMP, M.I.R.M. The founding partner of The Lones Group, Denise Lones has over three decades of experience in the real estate industry. With agent/broker coaching, expertise in branding, lead generation, strategic marketing, business analysis, new home project planning, product development and more, Denise is nationally recognized as the source for all things real estate. With a passion for improvement, Denise has helped thousands of real estate agents, brokers, and managers build their business to unprecedented levels of success, while helping them maintain balance and quality of life.

[tonyglowheart]

last night in this house... sleeping on air mattresses... still have leftover bits of stuff to move out in the morning.... so odd

[jamaicahomescom]

Hold On, That’s My Client Navigating Procuring Cause in Jamaican Real Estate

In the vibrant world of Jamaican real estate, commission disputes can happen, especially when multiple brokers are involved in a sale. The key question often boils down to: Who was the procuring cause of the sale? It sounds straightforward—whoever led the buyer to purchase the property gets the commission. However, it’s rarely that simple, and knowing the factors that establish procuring cause…

[maresident]

Home Buyers: Navigating the New Landscape for Home Buyers: What You Need to Know

Starting August 17, 2024, home buyers will encounter some significant changes in how they work with realtors. Here’s a guide to help you understand what to expect and how to navigate this new landscape effectively. Since this is an evolving change, you will have to ask many questions of your Realtor. Buyer Agreements and Realtor Compensation Gone are the days of just clicking the “Request A…

[iahmed197027]

Is Now The Time To Buy Real Estate?

Are you looking to purchase a reasonably priced home? If you are, you may turn toward foreclosure property listings online. Foreclosed property are often obtainable for sale at a sharply cut-rate price. With that believed, buyers need to be conscious that purchasing and living in a foreclosed home isn't as simple as it sounds. That is why a number of buyers decide on properties that are referred to as REOs. These properties are Real Estate Owned. As stated before purchasing and moving into a foreclosed home is not a sure bet. To begin with, some states are inclined to draw out the procedure. For instance, just because you successfully won the bid at a foreclosure auction, it does not signify that you can move in right away. In truth, you may still end up without a home. Why? Because a lot of states have redemption laws. These laws give aberrant borrowers time to get their mortgage back in excellent standing. Subsequently, it is imperative to know that many people do not want to leave their homes. A typical real estate agent, or a listing agent, represents the seller and tries to get the highest price for the seller. This is why picking your representation is very important. Of course, if you are selling your home, you would go with a typical real estate agent with good knowledge of the area you are working with. A listing agent should have the tools to get you the most for your property taking into consideration the economy toady. You want someone with your best interests in mind. It is important to distinguish clearly between the two distinct types of real estate representation so that you, the home buyer, or seller, gets the very most out of your real estate investment. Using these simple keys to investment, you can easily make the transition into the great world of being a home owner or a smart real estate mover. Find a good area with lots of expansion and development, know your economy for that given area, know your budget and find yourself good buying or selling representation, for whatever your real estate needs might be. This will make your search easier and faster. 2. Choosing your location. This is the most critical issue when purchasing a vacation home, especially in Belize where there are several locations that are breathtaking. Consider a place where it's near your favorite activity locations, such as scuba diving spots and other areas, with places where you can get supplies with not much of a hassle. 3. Consider the size of your family with the size of the vacation home. It won't be much of a problem if you're alone and with no family. 4. Do you want to buy a home that needs renovation or needs many improvements? Or just purchase a piece of land somewhere and have someone build the house instead? 5. Are you sure about the security of the place you want to purchase your property? All these things can be found in Belize real estate properties and you need not worry that you won't find that perfect place. In fact, in Sanctuary Belize, everything you may need in a vacation home is already there! The amenities are world-class and you'll be blown away with what awaits you and your family. Here, you have the freedom to choose where you want your house to be and rest assured, your house will definitely be as wonderful as you dream it would be. An attorney protects the buyer's interests at every step of the transaction. Attorneys fees generally range from $700 to $1,150. 11. Title insurance - this type of insurance protects the buyer and lender from claims that someone else owns the property or has a lien (claim) on it. Such claims can be from contractors who worked on the house and were not paid, mortgages that the seller has taken out and that need to be paid from the closing proceeds, or unpaid taxes or judgments. The rates for title insurance are set by the state so all companies must charge the same. The title insurance premium vary by state. 12. Buyer's transfer fee - in some states, a buyer who purchases real estate with a price of $1,000,000 or greater must pay a transfer fee of a certain percentage of the purchase price. Unfortunately, the closing costs always seem to be higher than what a buyer plans for. Your attorney will be able to guide you through the process so that you will not be totally surprised. If you are looking to buy a home, then you may have wondered where the best places are. Although real estate prices have comedown significantly since their peak in 2008, there are still many places that the experts consider to be overpriced. Let's take a look at some of your options. There are a few places in the United States where real estate has become pretty cheap. The best example of this is Detroit. Ever since the automobile companies went bankrupt and were required to restructure, they were forced to lay off many workers. This led to a cascading effect which caused other business to suffer and subsequently shut down. As a result, Detroit has one of the highest unemployment rates in the United States. Thousands and thousands of people have left Detroit to look for jobs elsewhere, and hardly anyone is moving in. This means that there are a whole bunch of houses on the market which can't sell.

[anlawvietnam]

Ultimate Step-by-Step Guide: Buying Real Estate for Foreigners in Vietnam - Expert Tips and Insights

Introduction

Investing in real estate is a significant decision, especially for foreigners looking to buy property in a country like Vietnam. With its thriving economy, rich culture, and breathtaking landscapes, Vietnam has become an attractive destination for both tourism and investment. However, navigating the real estate market as a foreigner can be complex due to legal and regulatory considerations. In this article, we will delve into the process of buying real estate for foreigners in Vietnam, providing insights and guidance based on expertise, experience, and trustworthy sources.

Understanding Foreign Ownership Regulations

In Vietnam, property ownership regulations for foreigners have evolved in recent years, making it more accessible for non-citizens to own real estate. However, certain restrictions and conditions still apply.

Types of Properties Eligible for Foreign Ownership

As of my last knowledge update in September 2021, foreigners can own specific properties in Vietnam, such as apartments and condominiums. However, ownership of land remains restricted. To get accurate information on eligible property types, it's essential to consult up-to-date sources, like the official government website or legal experts.

Leasehold vs. Freehold

Foreigners can own leasehold properties in Vietnam, which means having ownership rights for a specified period, usually up to 50 years. Some properties might offer the possibility of a lease renewal or extension.

The Importance of Legal Assistance

Given the legal complexities, it's highly advisable to seek legal assistance from experts specializing in real estate transactions for foreigners. Local law firms like AN Law Firm can provide invaluable guidance and ensure a smooth purchasing process.

The Buying Process

Buying real estate in Vietnam involves several steps that require careful attention to detail and adherence to legal procedures.

Due Diligence

Before making any property investment, conduct thorough due diligence. This includes verifying the property's ownership history, legality, and potential encumbrances. Hiring a legal expert can help you navigate this stage effectively.

Sale and Purchase Agreement

Once you've selected a property, a Sale and Purchase Agreement (SPA) is drafted. The SPA outlines the terms and conditions of the sale, including the purchase price, payment schedule, and any contingencies.

Applying for a Certificate of Land Use Rights and Ownership of Houses and Other Assets

Foreigners must apply for a Certificate of Land Use Rights and Ownership of Houses and Other Assets, commonly called a "red book." This certificate establishes your legal ownership of the property.

Tax Implications

Understand the tax implications associated with property ownership in Vietnam. Different taxes, such as Value Added Tax (VAT) and personal income tax, may apply at various stages of the buying process.

Financing Options

Financing a property purchase in Vietnam might involve a mix of personal funds and loans. While some local banks offer loans to foreigners, the terms and eligibility criteria can be stringent. It's recommended to explore financial institutions familiar with foreign property buyers.

Conclusion

Buying real estate in Vietnam as a foreigner can be a rewarding endeavor. Still, it requires a solid understanding of the legal landscape and a meticulous approach to the purchasing process. Remember that regulations and procedures may change, so relying on up-to-date sources and legal experts is crucial. By following the steps outlined in this guide and seeking the proper professional assistance, you can confidently navigate the path to property ownership in Vietnam.

[lawofficeofryansshipp]

West Palm Beach Real Estate Attorneys | 561.699.0399

West Palm Beach Real Estate Attorneys The Role Of A West Palm Beach Real Estate Attorney If you’re thinking of buying or selling a property in West Palm Beach or Florida, you might be feeling overwhelmed with all the legal jargon and paperwork involved. That’s where a real estate attorney comes in. They can guide you through the complex process and make sure everything is done legally and to your…

[propertyexperttips]

LEASE AGREEMENT

It is a contract of rental, usually drafted between the owner of a property and a renter who desires to have temporary possession of the property.

It brings transparency between both the parties and security for leasing the property to the lessee.

The procedure to make lease agreement are –

Draft the agreement with the help of an attorney by including all the important components and print it on the stamp paper.

Get the agreement signed by the owner and the tenant in the presence of two witnesses.

The two witnesses should also sign and attest the document.

Get the document registered at a nearest sub-registrar office after paying due registration charges. 

[shitpostingkats]

We're only halfway through junior year and already there are SO many quotes from this season that have rewritten my brain chemistry.

"In the marketplace of ideas, certainty and confidence will always find eager buyers. But that doesn't mean that they are always true."

"Agreements exist wordlessly, and they exist without acknowledgement or even consciousness on the part of those who have engaged in them. But agreements are at their most potent when they are conscious."

"The winds are cold and we are made to warm each other. And the night is long and that is why we keep the fire lit."

"There is no agreement we are more likely to break than one we have made with ourselves."

"The difference between an oath and rage is about. That thin."

"Your vision of thriving is like a garden that grows explosively in all directions and is flowering and da da da da. But there's thriving like a tall and ancient tree. There's thriving like grass."

"I just felt really weird about. Being mad. I didn't want to do it unless it felt, like, really necessary or justified."

[dealacres]

Sale Agreement: Clauses and Important Notes

You’ve found a buyer, talked about the price, and shaken hands to close the deal. But that is not enough on its own. A “Sale Agreement” or “Agreement to Sell” should be written up to make sure that the buyer is real and to get all the details of the property sale in writing.

A “Sale Agreement” or “Agreement to Sell” is a document that states in writing the seller’s plans to sell the property and the buyer’s plans to buy that property. This document has the terms and conditions of the sale of the property. Both the buyer and the seller talk about and agree on these terms and conditions. It is the main document that will be used to write the sale deed, which we will talk about in the next chapter.

To Read More about Sale Agreement: Clauses and Important Notes Click Here

[thelonesgroup]

Mastering the Buyer Brokerage Compensation Conversation

Mastering the Buyer Brokerage Compensation Conversation with Both Sellers and Buyers

Since August 17th, new rules have been in effect regarding Buyer Brokerage Compensation, I have been keeping up on new issues that are cropping up across the country:

Listing agents are trying to determine creative ways to share the compensation their seller is offering that does not require them to be on the phone, explaining it again and again for buyer agents wanting to show the property.

Real estate companies are pursuing potential buyers, enticing them to get out of their signed buyer brokerage agreements (yes, it is illegal, but it's happening).

Buyers aren't sure what they signed and therefore are signing multiple agreements.

Offers are being submitted that don't represent buyer or seller intentions when it comes to paying compensation (due to confusion around the issue).

Some of these issues are regional (different MLSs are handling their requirements for disclosure differently) while others are issues seen nationally (confusion around forms, companies and agents taking advantage of this confusion). The overarching issue when it comes to working with clients is this: Communication around the process and the topic. I am finding that agents are either overcommunicating with their buyers and sellers about this issue and scaring them into not taking action or they are under-communicating and causing confusion during the offer and negotiations - not when you want to spring a surprise on them that they need to show up at the closing table with more money.

Every agent in every market should pay attention to what I am about to tell you:

Explaining the current situation isn't cutting it. You need to have visuals that explain the concept and articulate the value of working with you.

You, as agents, are in the fight for your careers right now. Large companies are putting millions of dollars into taking away half of the market (buyers). They have tools that are capturing buyer signatures at open houses, their AI is targeting interested buyers prior to making an offer and offering significant compensation discounts, and unless you can show compelling reasons for working with you, they are going to capitalize on this market.

The other threat you have is the buyers themselves. They don't know what they are signing and therefore, they are signing multiple agreements. Agents who are in business to capture signatures and not cultivate relationships are not working in the best interests of buyers, but buyers who want to just have a door opened don't know any better.

Furthermore, I am seeing sellers across the country offering low or no compensation to the buyer broker simply because they heard in the news they didn't have to anymore. Although that is true, listing agents who aren't providing compelling information about the barriers that can cause and the potential lower net proceeds that may be obtained as a result, are not doing their sellers any favors.

I have had the benefit of listening to agents in my ENCORE group talk about the challenges they have had talking with both buyers and sellers over the last several months since our MLS rolled out new forms and process last January. The Lones Group has put together a whole new suite of tools to help agents have these conversations and to provide a framework that is consistent with their business model. If you are having a difficult time, have been burned by a buyer or regret not having a tough conversation with a seller, then this suite of tools may be for you:

CONVERSATIONS WITH SELLERS

Conversations with sellers can take a variety of formats, from listing presentations to selling strategy meetings. Pay attention to these opportunities and consider including these visuals as part of your fee conversation.

Listing Presentation - 4 Strategies Format

First, make sure your listing presentation no longer refers to sharing compensation between the listing agent and buying agent. These two percentages or dollar amounts do not belong under the same umbrella. Instead, I encourage agents to really look at their listing process and services, and group these under three categories:

Home Preparation Strategy

Pricing Strategy

Marketing Strategy

These three strategies are what comprises YOUR fee for listing the property.

Then, add a fourth strategy, the Buyer Attraction Strategy. In here is where you can talk about concessions offered in terms of credit for condition (such as $10K towards roof replacement), mortgage rate buy-down, seller financing, assumable mortgages, and yes, buyer brokerage compensation.

We have been doing a lot of listing presentation package renovations over the last few months to reorganize existing content into these categories. The presentation afterwards is smooth and easy-to-follow. You may not need a whole new listing presentation, it may just need to be reorganized.

Home Selling Strategies - 6 Options to Consider

There is another prop that you might consider, especially when talking with a seller about barriers that can cause a home not to sell. Sellers have choices - choices that make a home harder to sell will ultimately have an effect on the sales price. For example, if a home has very old carpet that is causing the house to smell, that can have an effect on the sales price. How a home is priced, how it is photographed and marketed (which is dependent on the agent they hire), what they are offering to the buyer, what limited they put on showings, and how they want to handle offers will also affect it. Having a prop like this helps facilitate this somewhat-difficult conversation.

Listing Fee Sheet

Many agents are already uncomfortable when talking about their fees. Having your fee, along with a summary of what the seller will receive (reference your listing presentation for the full outline), makes it a lot easier to have the conversation because the punchline is already right there, in writing, so you don't even have to say it!

Also, having a visual makes it seem like it is part of your process, and not just a number you have pulled out of thin air.

CONVERSATIONS WITH BUYERS

Like sellers, your buyers also need to be aware of their options and responsibilities when it comes to compensating you for your valuable services. Consider careully these opportunities and props for explaining the buyer process, articulating your value, and discussing commission.

Buyer Presentation

Do you sit down with a buyer before going out to view properties and explain the buyer process? Do you provide them with a packet or book of information they need to be prepared to buy? Does this outline your processes…or that of your brokerage or company? Too often, agents are relying on others to do their educating and you are appearing less valuable as a result!

Having a completely custom buyer presentation for your business and operations is one of the best ways to begin establishing your value at the very first meeting - remember, that is when you should be having them sign a buyer services agreement!

Transaction Expenses for Buyers

Although you might have a page for closing costs IN your buyer presentation, having this page as a stand-alone will help with your brokerage fees conversation. This outlines the typical closing costs buyers may need to budget for INCLUDING broker compensation.

Buyer Pledge & Buyer Fee Sheet

These two sheets go hand-in-hand OR you can simply refer to your buyer presentation if you don't want to have a separate pledge of service sheet. Similar to the listing fee sheet, having a prop that outlines the fee for your services and what buyers get for that will help buyers understand that you have a system and process for working with buyers. You are explaining your business model and are less-likely to agree to a lower number because it is right there on the table. The pledge is merely there to back you up and remind the buyer what they are getting.

Buyer Brokerage Compensation - The Gap

What if you and the buyer agree to a fee, but the seller is offering less than that, or even no buyer brokerage compensation? Agents are afraid to just say it, are dancing around the issue, and therefore are overexplaining it. What you need is a prop!

This prop we have created uses marshmallows instead of a percentage (this can be customized for your fee) but you get the idea. This allows a buyer to quickly understand that there may be a difference between what the buyer and seller want, that there is a negotiation moment, and the buyer still may need to bring money to the table to close. This is the fact of the matter!

Remember…

Buyers are hiring you for your service…service that goes well beyond showing homes and writing up some paperwork. They are hiring you for your expertise, your experience, the problems you have the ability to solve, the professional relationships you have cultivated, your managing broker, your continuing education, how you give back to the community, and your insight.

If you don't have the tools to clearly articulate your value to buyers and that worth to them, then buyers are going to compare your generic services with any other agent and choose the one that costs the least.

YOUR NEXT STEP

I didn't write this Zebra Report to freak you out, but the industry is changing under our noses. You don't have a moment to lose. You need to get your tools in order beginning TODAY. We have made it easy to get the ball rolling:

Listing Presentation and Buyer Presentation Assessment: Email us your listing and buyer presentation to support@thelonesgroup.com to get a quote for bringing it up to today's standard.

Additional Buyer and Seller Props: Want the Home Selling Strategies, Listing and Buyer Fees sheets, Buyer Transaction Expenses, Buyer Pledge, and Buyer Services Agreement - Marshmallows props? We can build those for you! We can build them in your brand in the format your other materials are in or in Canva for $995 (ENCORE members get a 30% discount). Just email support@thelonesgroup.com to discuss options.

Website: Of course, having a robust website that outlines your processes and services is also an important part of your suite of tools.

Denise Live September 17th - October 8th: Over the next four weeks, I am going to be addressing how to use these tools on my weekly Denise Live webinar, Tuesdays at 9:00 am Pacific:

September 17th Addressing Your Fees with Buyers - There's a Prop for That!

September 24th Addressing the “What Ifs” with Buyer Brokerage Fees - There's a Prop for That!

October 1st Addressing Fees in Your Listing Presentation

October 8th Addressing Buyer Barriers with Sellers - There's a Prop for That!

Join Club Zebra now for $9.95 and benefit from all four of these important conversations.

From the initial interaction to giving over the keys, you need to appear polished and professional, with processes and systems that point to your experience and expertise. There is too much at stake to assume that buyers and sellers understand what is going on and what is in their best interests. They are looking to you for guidance. Make sure you have the visual tools to provide it.

Join Club Zebra

By Denise Lones CSP, CMP, M.I.R.M. The founding partner of The Lones Group, Denise Lones has over three decades of experience in the real estate industry. With agent/broker coaching, expertise in branding, lead generation, strategic marketing, business analysis, new home project planning, product development and more, Denise is nationally recognized as the source for all things real estate. With a passion for improvement, Denise has helped thousands of real estate agents, brokers, and managers build their business to unprecedented levels of success, while helping them maintain balance and quality of life.

[g0dlyunsub]

holding on.

the six times that spencer squeezed your hand, and the six times you fell for him even deeper.

pairing :: spencer x fem bau!reader

warnings :: mentions of bioweapons, undercover missions, injuries, blood, angst, fluff

word count :: 1.6k

author’s note :: my one brain cell has been occupied by protective!spencer as of late, so this is what we’re dealing with

accompanying song :: ugotme by omar apollo

the first time he squeezed your hand, it was during a handshake. 

you had just joined the bau, and as is customary in introductions, you held your hand out for a round of handshakes. with a tight-lipped smile, you looked into his face as you introduced yourself. 

“f/n l/n.”

his eyes — a charming shade of brown — stared right back at you. 

“i’m doctor spencer reid.”

he grasped your hand for only a fleeting second, but still gave it a gentle squeeze.

---

the second time he squeezed your hand, you were talking behind erin strauss’ back.

if it were hotch or any other member of the bau, spencer would’ve let everything play out and watched your panicked reaction with an amused smile. but it was erin strauss, and spencer could see that she was visibly agitated.

“a good section chief should have faith in the team’s decisions,” you pouted and looked up at spencer, who was chewing on a cookie and humming in agreement.

“she’s been telling me to call her every hour for an update on the case. last time, i was a minute late — a minute late, spence — and she just had to rub it in my face!”

you angrily rubbed the bridge of your nose, sighing as you vented to your colleague. his brows perked up, but you didn’t take note of it; in fact, you started to speak even louder as the rage continued to pile at the back of your throat.

spencer cleared his throat once, but you thought he was just trying to swallow his food. 

“honestly, spencer, do you think i should tell her?”

he blinked rapidly this time, hoping you would get the signal. but when you were still rambling by the time strauss was only a few feet away from your desk, spencer reached for your hand and squeezed it once.

you looked up in surprise, eyes widening as you waited for him to explain his gesture. 

but the voice that spoke up was strauss’.

“agent l/n, i would like to speak with you in private. now.”

you stood frozen for a few seconds, exchanging a panicked glance with spencer.

he gave you an apologetic grimace, but squeezed your hand once again, as if to wish you good luck.

---

the third time he squeezed your hand, it was during your first undercover mission. 

earlier that morning, swat had silently raided the home of two unsubs – a couple that went by the names of mr. and ms. stone – that were covertly collecting harmful biological agents.

after uncovering the news that they were planning to trade their bioweapons with a team of buyers, you and your team decided that the exchange would not fall through. the team revised the plan and decided that you and spencer would pose as the couple and intercept the trade.

so here you were, dressed in a dark green dress, the hem of the fabric flowing in the cool wind of the air-conditioned hotel lobby. spencer stood next to you in a black suit, hair falling in front of his eyes in the form of slick, wavy strands. 

time seemed to still when he reached behind you and squeezed your right hand four times – each to let you know how many possible targets were standing to your three o’clock.

that was all the signal you needed to get into character.

the two of you were a couple only for the night, but you put on a show that would’ve convinced any onlooker otherwise.

you snaked your hands around spencer’s neck before rising on your tiptoes and whispering, “are you ready, mister stone?”

he moved his hands to rest them around your hips, and ran his fingers through the smooth texture of your dress.

he dipped his lips near your ears, so close that his breath tickled your skin. 

“i am. are you, miss stone?” 

---

the fourth time he squeezed your hand, it was because you asked him to.

glass had struck your sides during the explosion, leaving a deep and dark gash in your flesh and surrounding it with a sticky stream of crimson red.

you tried to muster the strength to push yourself up, but it was too much. with a heavy sigh, you crashed back onto the ground.

thankfully, spencer was next to you in seconds.

he softly brushed over your cut skin, and when you flinched at the pain, he tried to console you by saying that the medics were almost here.

“almost?” you wheezed, struggling to keep your eyes open but still able to see that spencer had ripped a part of his dress shirt to wrap your split skin.

when he circled the fabric around your torso and started to apply pressure, you had to bite back a scream. you bit down on your bottom lip so hard that blood seeped through and filled your mouth with its metallic taste. 

“spencer- spence,” you gasped, and wrapped your hands around his.

“it’s okay, it’s okay,” he repeated, trying to reassure you as he continued to apply pressure to your sides.

“squeeze my hand.”

when he didn’t move his hand, you tried again. “please. i need a distraction.”

he furrowed his brows and gave you a hesitant look, but when he noticed the desperation flashing in your eyes, he complied. lifting his hands that were now stained with your blood, he gripped your hand and squeezed.

it felt like electricity coursing through your arm, but it didn’t hurt.

it felt oddly serene to have your blood sandwiched between your skin and his, to feel warmth amidst the draining cold.

---

the fifth time he squeezed your hand, you were on the verge of tears.

you and spencer were just about to regroup with the rest of the team to deliver the profile, but as the two of you were walking across the hallway, the victim’s mother leapt in front of you and yelled in a fit of rage.

“my daughter’s been gone for more than two days, and you haven’t done anything to find him!”

she pushed against your shoulders and you flailed your arms in an attempt to regain balance.

“you just sit around and pretend to work, but you don’t actually care. if anything happens to my monica, i’ll make sure you’ll never work this job ever again.”

that was the last strike that tipped spencer over the edge.

you didn’t even get an attempt to reason with her, because spencer grasped the fabric of her shirt around her shoulders and pushed her into the waiting room.

it wouldn’t be another five minutes before he stepped out, but you could see his face was flush with anger and disbelief.

yours was hot with shame.

approaching you with a concerned expression, spencer put his hand on top of your palm and squeezed. “that was completely inexcusable on her part-”

“it’s okay. i know.” you moved your hand away and forced a smile. 

you could see the words written all over his face — it’s not your fault, you did nothing wrong. yet you still couldn’t shake the feeling of guilt, of the terrible pain that comes with knowing that you’re doing everything you can but still failing miserably.

you walked as fast as you could to the nearest bathroom before spencer could stop you, tears already streaming down your face as you locked yourself up in the stall.

---

the sixth time he squeezed your hand, spencer showed a different side that you’d never seen before.

you and spencer were dating now, so showing affectionate gestures in public wasn’t a foreign concept to the two of you. however, the workplace was a different story. 

both of you did your best to adhere to professional conduct, as it was fundamental to being a federal agent. and although it took some willpower, you refrained from your usual hugs and playful nudges with spencer.

but the detective at the local p.d. was on your tail, unrelenting with his attempts to flirt with you.

“how does dinner at seven sound?”

he flashed his teeth at you and smiled, and it took everything you had within to not retch in front of him. 

“can we please focus on the case here?”

“can’t we talk about both at the same time?”

you sighed, your fingers itching to grab him by the collar and subdue him to a deathly hush.

“no, we cannot, and i’d appreciate it if you would stop-” you waved your hand in an annoyed gesture, “-stop whatever you’re trying to do.”

“you know you could’ve just said no.”

“i don’t think it would take any extra deductions to figure that she’s turning you down, detective.”

your shoulders lifted ever so slightly at the familiar voice, and you had to suppress a smile from surfacing on your lips when spencer took a seat beside you and squeezed your hand.

“it’s just friendly banter, agent. one that you’re not concerned with,” the detective spat back, his stare still fixed on you.

“doctor. it’s doctor,” spencer retaliated, “and i believe that i do have the right to be concerned when you’re making my team member uncomfortable.”

you were so fed up with listening to the detective ramble on and on, choosing to ignore your and spencer’s words. you stood up, braced spencer’s hand, and nodded your head towards a closed-off room.

“come on, babe, i’m tired of this. let’s talk about the case in private and grab dinner together later.”

spencer nodded, a proud gleam shining in his eyes as he stood and placed a hand behind your back. 

you felt your body warm up with fuzzy excitement when the detective tore his gaze away from you defeatedly and clamped his lips shut, and you smiled as spencer followed you out of the room with his grip lying on your hips.

---

every time spencer squeezes your hand, it’s a heartfelt reminder of how much he cares about you.

you don’t ever have to question it.

he knew he would care about you from the beginning, a fate decided by the stars when he locked hands with you for the very first time.

and he’ll prove it to you time and time again, all six reminders a testament to his dedication.

[biolumien]

but thankfully, the wind...

notes: do not ask me how much research i did for this. the answer is that while wikipedia is a helpful source, i wonder if i am missing out on the real info, trenches deep in a 39 page article about fertility and marriage in the heian period...

also this will be multichapter. peace and love on planet earth!

samurai!soshiro hoshina x fem!reader reader throws hands. this is an arranged marriage fic word count: 1364

there was never any room for love in your life. you knew that much. your eventual arranged marriage—because it was never a choice, really, it was an inevitability—would always be for political reasons. 

your family wasn’t a particularly powerful one—you were the daughter of a dying clan with no male heir, so your father was desperate to find you a good match. to sell you off to the most desperate buyer, you’d say archly, glaring at him. at night, while you listened to the chirping of summer cicadas turn to fall crickets and then to the dull silence of winter, you wished that your father’s search for an appropriate marriage candidate would fail, that the matchmaker would find no one. 

eventually, however, your family would receive a marriage offer from the hoshina clan. 

the hoshina clan was a name that held great prestige—its sons were known for their swordsmanship, for a lineage of honorable and noble samurai. but recently, the name seemed to take on a more negative light—rumors of the eldest son, soichiro hoshina, running off to become a lawless ronin and forcing the second son, soshiro hoshina, to take on the mantle of heir. 

you’d watched as your father celebrated his good luck—his good luck at finding you a partner. the blight on the hoshina name aside, the prestige of a family of well-known and reputable samurai could be enough to pull your family out of its dying state. 

but your life, as far as you were concerned, was basically over. 

you wanted nothing to do with the prestige of anything. what did it matter, that the hoshina clan was of great renown? of course, you knew that you’d never marry for love—but even a caged bird dreams of the opportunity of getting to fly on its own, surely. you dreamed of a possibility of marrying for love—that you’d meet some nice man that would whisk you away to the countryside, where you could live out the rest of your life.

but you’d be forced to abandon that dream now. 

and so, while your family and the hoshina clan arranged meetings through the matchmaker, you mourned the end of your life. 

but for better or for worse, soshiro hoshina… was an interesting man. 

he was very quiet, or that’s what you thought for the most part, at least. he spoke softly, sharply towards his father, but would smile cautiously towards you—but in a way where you could tell it was a clear mask, all a part of the facade of the good son, the soon-to-be-wed husband following tradition. 

his hair was just long enough to be tied back into a small bun, and the kimono he wore was a stark black with the faintest hint of violet–the kind of dye saved only for royalty, the high nobility. his hakama was that same shade of violet,  a clear sign of wealth, in any case. 

when he deigned to look at you, you found his eyes were a bright scarlet. 

the first two meetings of your omiai were nothing much of note. soshiro was simply calm, watching you. even when you were given time alone with him, he never made any attempt to touch you, nor to speak. the first time he’d done it, you’d tried to fill the air with words, only for him to just watch you. your face flushed from embarrassment and something like anger, and you’d lifted up your sleeve to hide the wave of emotions crossing your face. 

you’d never asked to be married to this man. so why wouldn’t he speak to you? why did he have to look at you like he pitied you and was upset at this whole fraught affair?

the third meeting was always the one of most importance. it was an implicit agreement to marriage—and despite knowing there was no way your father would have let you say no to the third meeting, you faced it with a sort of irrational upset. it was like standing in front of a precipice that you couldn’t back away from—acknowledging the cliff but still being forced down it. 

this time, soshiro stood in front of you, his father absent. two katanas were sheathed at his side, their handles interwoven with fine black and golden cord. 

“my father suggested that the two of us take our time to be alone today,” soshiro says, looking at your father first, before turning to you. “shall we, then?”

“as if i could say no,” you say, your voice gentle and lilting. you remember your lessons—when you got married, you would be forced to hide your horns, so to speak—your shame and your anger, jealousy and desperation. the feelings that were utterly unbecoming for you—or so your father and mother would say. 

you guide soshiro through the halls of your home, guiding him towards the room your father had set aside for the omiai—it was beautiful, ornate, delicately furnished, of course, with a balcony leading out to a beautiful garden. 

as you folded your legs to sit down, soshiro remained standing.  

“i suppose it might shock you,” soshiro says. soshiro’s voice was soft. gentle. “the marriage offer, and the suddenness of it.” 

his eyes flit to the beautiful garden outside. you know the truth of it—it’s beautiful, but it’s a gilded thing, hiding the rot and abandonment underneath. your family’s legacy in a nutshell, you think bitterly. a collection of power plays and alliances in a desperate attempt to curry favor, to maintain the idea that there was still something good here. as if any of this was worth saving. 

“it doesn’t shock me at all,” you say, trying to keep the bitterness from rising in your voice. “we all have roles we must play. and mine was always destined to be this.” 

“i never wanted to be married,” soshiro says. “the role of a faithful husband and proper heir was always more emphasized for my brother.” 

you laugh archly, delicately, raising yourself to your feet. 

from within a pocket in your kimono’s sleeve, you unsheath a beautiful and ornate knife. the gift had been from the hoshina clan—when your father had opened the gift, he’d sounded extremely honored to have received it— something about the knife representing the hoshina clan’s hopes that you would bear for them a son that might become a sword prodigy as well. 

as you raise the knife to soshiro’s throat, you simply smile. you think it might be an expression unbecoming of a woman of your station—the soon-to-be bride of a samurai. soshiro’s eyes simply watch yours. he doesn’t even shake, his hands not even moving to the katana sheathed at his side. somehow, that irritates you. does he think so little of you that he wouldn’t even raise his sword against you? 

“i truly do apologize,” you murmur, venom in your voice. “it must be such an inconvenience for you, huh? to be married to the daughter of a dying clan, as the second, disgraced and unwanted son.” you press the knife further—not enough to draw blood, but the threat of it, you hoped, conveyed enough. 

“i didn’t have a say in any of this, though,” you say. “when your family’s offer came, all i was told was how honored i should be that the hoshina clan picked me. that my family could’ve picked any other clan, a worse and older samurai that would’ve wanted me for different reasons.” 

soshiro’s gaze fixates on the dagger pointed at his neck, his eyes flicking up to meet yours. 

you drop the dagger on the ground.

the blade slices into the tatami mats, embedding itself there. 

“but of course. i will sympathize with you, for solidarity’s sake. we’re both doing things we’d rather not be doing.”

you walk past him, moving for the door. 

you raise your hand, touching the corner of the folding screen. you try not to think about how it would feel to punch a hole through it.

“i’ll see you for the betrothal ceremony,” you say. you turn to him, and you think you must be the picture-perfect appearance of a vengeful, resentful spirit. “but don’t you dare ever sympathize with me again.”

[mostlysignssomeportents]

An open copyright casebook, featuring AI, Warhol and more

I'm coming to DEFCON! On Aug 9, I'm emceeing the EFF POKER TOURNAMENT (noon at the Horseshoe Poker Room), and appearing on the BRICKED AND ABANDONED panel (5PM, LVCC - L1 - HW1–11–01). On Aug 10, I'm giving a keynote called "DISENSHITTIFY OR DIE! How hackers can seize the means of computation and build a new, good internet that is hardened against our asshole bosses' insatiable horniness for enshittification" (noon, LVCC - L1 - HW1–11–01).

Few debates invite more uninformed commentary than "IP" – a loosely defined grab bag that regulates an ever-expaning sphere of our daily activities, despite the fact that almost no one, including senior executives in the entertainment industry, understands how it works.

Take reading a book. If the book arrives between two covers in the form of ink sprayed on compressed vegetable pulp, you don't need to understand the first thing about copyright to read it. But if that book arrives as a stream of bits in an app, those bits are just the thinnest scrim of scum atop a terminally polluted ocean of legalese.

At the bottom layer: the license "agreement" for your device itself – thousands of words of nonsense that bind you not to replace its software with another vendor's code, to use the company's own service depots, etc etc. This garbage novella of legalese implicates trademark law, copyright, patent, and "paracopyrights" like the anticircumvention rule defined by Section 1201 of the DMCA:

https://www.eff.org/press/releases/eff-lawsuit-takes-dmca-section-1201-research-and-technology-restrictions-violate

Then there's the store that sold you the ebook: it has its own soporific, cod-legalese nonsense that you must parse; this can be longer than the book itself, and it has been exquisitely designed by the world's best-paid, best-trained lawyer to liquefy the brains of anyone who attempts to read it. Nothing will save you once your brains start leaking out of the corners of your eyes, your nostrils and your ears – not even converting the text to a brilliant graphic novel:

https://memex.craphound.com/2017/03/03/terms-and-conditions-the-bloviating-cruft-of-the-itunes-eula-combined-with-extraordinary-comic-book-mashups/

Even having Bob Dylan sing these terms will not help you grasp them:

https://pluralistic.net/2020/10/25/musical-chairs/#subterranean-termsick-blues

The copyright nonsense that accompanies an ebook transcends mere Newtonian physics – it exists in a state of quantum superposition. For you, the buyer, the copyright nonsense appears as a license, which allows the seller to add terms and conditions that would be invalidated if the transaction were a conventional sale. But for the author who wrote that book, the copyright nonsense insists that what has taken place is a sale (which pays a 25% royalty) and not a license (a 50% revenue-share). Truly, only a being capable of surviving after being smeared across the multiverse can hope to embody these two states of being simultaneously:

https://pluralistic.net/2022/06/21/early-adopters/#heads-i-win

But the challenge isn't over yet. Once you have grasped the permissions and restrictions placed upon you by your device and the app that sold you the ebook, you still must brave the publisher's license terms for the ebook – the final boss that you must overcome with your last hit point and after you've burned all your magical items.

This is by no means unique to reading a book. This bites us on the job, too, at every level. The McDonald's employee who uses a third-party tool to diagnose the problems with the McFlurry machine is using a gadget whose mere existence constitutes a jailable felony:

https://pluralistic.net/2021/04/20/euthanize-rentier-enablers/#cold-war

Meanwhile, every single biotech researcher is secretly violating the patents that cover the entire suite of basic biotech procedures and techniques. Biotechnicians have a folk-belief in "patent fair use," a thing that doesn't exist, because they can't imagine that patent law would be so obnoxious as to make basic science into a legal minefield.

IP is a perfect storm: it touches everything we do, and no one understands it.

Or rather, almost no one understands it. A small coterie of lawyers have a perfectly fine grasp of IP law, but most of those lawyers are (very well!) paid to figure out how to use IP law to screw you over. But not every skilled IP lawyer is the enemy: a handful of brave freedom fighters, mostly working for nonprofits and universities, constitute a resistance against the creep of IP into every corner of our lives.

Two of my favorite IP freedom fighters are Jennifer Jenkins and James Boyle, who run the Duke Center for the Public Domain. They are a dynamic duo, world leading demystifiers of copyright and other esoterica. They are the creators of a pair of stunningly good, belly-achingly funny, and extremely informative graphic novels on the subject, starting with the 2008 Bound By Law, about fair use and film-making:

https://www.dukeupress.edu/Bound-by-Law/

And then the followup, THEFT! A History of Music:

https://web.law.duke.edu/musiccomic/

Both of which are open access – that is to say, free to download and share (you can also get handsome bound print editions made of real ink sprayed on real vegetable pulp!).

Beyond these books, Jenkins and Boyle publish the annual public domain roundups, cataloging the materials entering the public domain each January 1 (during the long interregnum when nothing entered the public domain, thanks to the Sonny Bono Copyright Extension Act, they published annual roundups of all the material that should be entering the public domain):

https://pluralistic.net/2023/12/20/em-oh-you-ess-ee/#sexytimes

This year saw Mickey Mouse entering the public domain, and Jenkins used that happy occasion as a springboard for a masterclass in copyright and trademark:

https://pluralistic.net/2023/12/15/mouse-liberation-front/#free-mickey

But for all that Jenkins and Boyle are law explainers, they are also law professors and as such, they are deeply engaged with minting of new lawyers. This is a hard job: it takes a lot of work to become a lawyer.

It also takes a lot of money to become a lawyer. Not only do law-schools charge nosebleed tuition, but the standard texts set by law-schools are eye-wateringly expensive. Boyle and Jenkins have no say over tuitions, but they have made a serious dent in the cost of those textbooks. A decade ago, the pair launched the first open IP law casebook: a free, superior alternative to the $160 standard text used to train every IP lawyer:

https://web.archive.org/web/20140923104648/https://web.law.duke.edu/cspd/openip/

But IP law is a moving target: it is devouring the world. Accordingly, the pair have produced new editions every couple of years, guaranteeing that their free IP law casebook isn't just the best text on the subject, it's also the most up-to-date. This week, they published the sixth edition:

https://web.law.duke.edu/cspd/openip/

The sixth edition of Intellectual Property: Law & the Information Society – Cases & Materials; An Open Casebook adds sections on the current legal controversies about AI, and analyzes blockbuster (and batshit) recent Supreme Court rulings like Vidal v Elster, Warhol v Goldsmith, and Jack Daniels v VIP Products. I'm also delighted that they chose to incorporate some of my essays on enshittification (did you know that my Pluralistic.net newsletter is licensed CC Attribution, meaning that you can reprint and even sell it without asking me?).

(On the subject of Creative Commons: Boyle helped found Creative Commons!)

Ten years ago, the Boyle/Jenkins open casebook kicked off a revolution in legal education, inspiring many legals scholars to create their own open legal resources. Today, many of the best legal texts are free (as in speech) and free (as in beer). Whether you want to learn about trademark, copyright, patents, information law or more, there's an open casebook for you:

https://pluralistic.net/2021/08/14/angels-and-demons/#owning-culture

The open access textbook movement is a stark contrast with the world of traditional textbooks, where a cartel of academic publishers are subjecting students to the scammiest gambits imaginable, like "inclusive access," which has raised the price of textbooks by 1,000%:

https://pluralistic.net/2021/10/07/markets-in-everything/#textbook-abuses

Meanwhile, Jenkins and Boyle keep working on this essential reference. The next time you're tempted to make a definitive statement about what IP permits – or prohibits – do yourself (and the world) a favor, and look it up. It won't cost you a cent, and I promise you you'll learn something.

Support me this summer on the Clarion Write-A-Thon and help raise money for the Clarion Science Fiction and Fantasy Writers' Workshop!

If you'd like an essay-formatted version of this post to read or share, here's a link to it on pluralistic.net, my surveillance-free, ad-free, tracker-free blog:

https://pluralistic.net/2024/07/30/open-and-shut-casebook/#stop-confusing-the-issue-with-relevant-facts

Image: Cryteria (modified) Jenkins and Boyle https://web.law.duke.edu/musiccomic/

CC BY-NC-SA 4.0 https://creativecommons.org/licenses/by-nc-sa/4.0/

[iahmed197027]

Buying And Selling Real Estate With Realtor

Can I still buy real estate with no money down? Look at the current market. There have been so many changes to how properties are financed that it would appear the no money down real estate is dead. Yet that is not totally accurate. I think we must remember that you can buy real estate with no money down but it is very hard to buy real estate with no money. You still have other costs such as an appraisal, title insurance, property insurance and a few others. You can still purchase property with no money down. But you have to learn how to do so in this current market. Let me share with you a few ways that have worked for me in years past. 1) I purchased a 2 flat with no money down. The seller was looking to unload a vacant building that had just been vacated by its tenants. I approached her and said I would purchase her property if I could do so with no money down. The financial market in the United States in relation to the real estate market is quite liberal and the restrictions against foreign investors are pretty reasonable. This is ideal for foreign companies that are seeking to invest in the real estate market in the United States in order to avoid tariff restrictions and are considering setting up an office or a company in the United States. Furthermore, despite the devaluation of the US dollar and the wide foreclosures of a lot of property, the real estate market remains to be stable, though slightly shaky, due to foreign investors' capital appreciation. Domestic real estate buyers may not necessarily share the same opinion, but the market has remained to be strong for foreign real estate buyers. This may be largely credited to the fact that there is minimal risk for them. Why are Foreign Real Estate Investments Safe and Profitable? There are a lot of investments you can make, but the safest you can make right now is investing your money in real properties. The requested commission can be anything up to as much as 10%, or it can be a flat fee. Once all is said and done and the buyer agrees to purchase the property for US$55,000. In a case such as this, the 'agent' will insist on a nonrefundable US$5000 down payment. At closing the seller receives the US$50,000 that he or she wanted and the selling agent pockets the rest. I know of a purchasers who handed a 'realtor' US$65.000 to purchase a 3 acre farm with a small house on the property. The 'realtor' then went to the owner of the property and paid him US$20,000 to buy the land. In the end the property was purchased by a developer for little more than the original US$65,000, but 8 years of appreciation later. In another case Europeans purchase a home and overpaid US$85,000. Of course basing their offer on the European real estate values they knew, it was assumed they were getting a bargain. The 'realtor' pocketed the US$85,000 and a commission he charged the buy as well. The way to navigate through what foreigners view as market chaos is to use a knowledgeable real estate consultant to find a property you want, negotiate the price, terms and conditions, conduct the necessary due diligence, validate the title and survey, and so on. This is a fee based service but far less expensive than a percentage sales commission, and far, far less than a costly mistake would be. One such service is Nica Investments, a real estate consultancy that assists foreign investors purchasing real estate or businesses in Nicaragua. These yields and times are a bit vague here because they are established by the local jurisdiction and vary widely from one to another. The idea of Tax Liens seems to be an excellent investment choice on the surface. You are going to either get a guaranteed and known yield and return on your investment, or you are going to receive title to a piece of property at a cost that should be considerably under market value creating instant equity. It is little wonder that auctions of Tax Lien Certificates are popular with Real Estate Investors. There are a few things that cloud this rosy picture. As with all investments, there is some risk. One problem is that other creditors and the Internal Revenue Service might have a prior claim to the property in the case of bankruptcy of the original owner. Also, most Tax Lien Certificates are sold with only very skimpy details as to the actual condition of the property. It is almost a sight unseen type of auction. This is obviously risky. You might be visualizing a big house with a cozy white picket fence only to discover the property is actually a run down shack on a dusty lot. This should not discourage the Tax Lien Certificate investor. What it should do is remind him that all Real Estate investment requires caution and a lot of preparation and legwork to insure success. The potential rewards are well worth the effort. In the case of buying Tax Lien Certificates, this legwork involves actual inspections of the property and research into the title and bankruptcy status as well.