How to write an offer that wins in LA without overpaying.

A purchase offer is a business proposal on a piece of paper. It is not a statement about who you are, and the seller won't remember your first number if you end up at the table.

You don't know if you don't ask. The seller says yes, no, or counter. That's the entire downside of a number that feels low to you.

Decide your number from the comps and from what the home is worth to your life, in that order. I'll bring you the first part. Only you know the second.

Certainty. A buyer who will close beats a buyer who might pay more. Your financing, your deposit and your contingencies all signal certainty.

Timing. Some sellers need 21 days. Some need 60 and a rent-back. Knowing which one can be worth more than $25,000 on the price.

Clean terms. Fewer contingencies, shorter periods, and a lender the listing agent has heard of.

The story. Listing agents talk to sellers. A clear, complete, respectful offer package gets talked about differently than a sloppy one.

Earnest money deposit: 3% is standard in California. Going above it signals seriousness; it also raises what's at stake if you back out beyond your contingencies, so understand it before you do it.

Inspection contingency: keep it, shorten it. 7 to 10 days with inspectors booked before you write is a strong position.

Appraisal contingency: in a competitive situation, an appraisal gap commitment (you cover a shortfall up to a stated amount) can win without raising the price. Only do it with cash you have.

Loan contingency: a fully underwritten pre-approval, not a pre-qualification, lets you shorten this safely.

Escalation clauses: legal in California but many listing agents dislike them. Often a strong clean number does more.

Rent-backs, closing dates and possession: ask the listing agent what the seller needs. Then give it to them if you can.

You will rarely know the other numbers. Decide the most you'd pay and still feel good the next morning, write that, and let it go.

Ask what the seller cares about beyond price. Listing agents are allowed to tell you more than you'd think.

Being the backup offer is worth doing. Deals fall apart in LA every week.

Inspections are information, not ammunition. Ask for what matters, not everything.

Expect something to come up. On almost every deal, something does. You'll hear it from me first, with a plan.

Keep your financing boring until the keys are in your hand. No new cars, no new cards, no big moves.