Lost a solid probate lead because I focused on the ARV instead of the "friction". Expensive lesson learned.

Just wanted to share a quick reality check for anyone else working remote leads.

I had a warm probate lead in FL. Numbers looked great. ARV was around $450k, repairs were mostly cosmetic plus a 1990s kitchen update. I offered $360k, which was fair given the market shift. I thought I had it locked up because my offer was actually higher than the other cash offers they mentioned.

Then the seller ghosted me.

I followed up yesterday, and she told me she signed with a different group (Home Options or something like that). I asked her why, assuming they outbid me. Nope. They offered $355k.

I lost a deal over $5k? No. I lost it because I told her: "Just let me know when the house is empty so I can send my contractor for a final walkthrough".

The other guys told her: "Take the jewelry and photos, leave everything else. We'll handle the cleanout".

The house was packed. Borderline hoarder situation. I underestimated how much stress the physical "stuff" was causing the seller, who lived out of state. I was trying to buy a house; the competition was selling a solution to a logistical nightmare.

When you guys come across heavy hoarder houses, do you have a dedicated junk removal partner you bake into the deal, or do you just eat the cost and hire 1-800-GOT-JUNK after closing? I need to figure out how to frame this "we handle the mess" pitch without getting burned on disposal fees.