Hole-in-the-Floor FHA Deal, Puppies at Closing & a $300 Bulkhead Fight | Bad Deals Only Ep. 10

An AI assistant that drained its own budget, a hole-in-the-floor FHA deal, and a litter of puppies born on a seller's porch the morning of closing. Seth Williams and real estate attorney Nick Nardone get into the deals that go sideways, the brokers who pass the buck, and why the agent who solves the $300 problem is the one who gets the next call. In this episode: How Seth's AI build went off the rails: team accounts drifting apart, runaway token spend, and an assistant that forgot it ever built the show notes Why buyers and sellers now expect AI-grade prep from their agent, and how that is thinning the herd The $300 bulkhead standoff: two brokers and two attorneys arguing over weather stripping, and the "be the source" rule that keeps clients calling you back A dilapidated two-family, an FHA offer that should never have qualified, and the hold harmless agreement that kept the deal alive Appraisal shortfalls: how a rebuttal actually works, and the need-to-know way to brief a client so you solve the problem instead of just stressing them out The bad deal: a cashier's check that burned up in a car fire on the highway, plus how you recover a lost bank check Puppies at the closing table: a German shepherd litter on the front porch, a missing seller, and a junk-removal holdback that turned into a credit The 9,000 square foot move that ran three days late, and the listing-agent habits that prevent it Underrated or overrated: ADUs in Winthrop vs Revere, Memorial Day weekend, Mother's Day, and title insurance Chapters: 00:00 : The AI experiment that spent its own money (and forgot the show notes) 09:30 : A Monday from hell: sideways deals, a flat tire, and a near-death MacBook 12:00 : Why agents who skip AI are starting to fall behind 16:00 : The $300 bulkhead fight and the "be the source" rule 20:00 : The hole-in-the-floor FHA deal and the hold harmless fix 28:00 : Appraisal shortfalls, rebuttals, and need-to-know client updates 29:30 : When a small brokerage goes quiet on an escrow refund 35:00 : The bad deal: a cashier's check that went up in flames 38:00 : Puppies on the porch: a Marshfield closing in chaos 41:00 : The 9,000 square foot move that ran three days late 44:00 : Listing-agent habits that keep closings on track 47:30 : Underrated or overrated: ADUs, Memorial Day, Mother's Day, and title insurance Bad Deals Only is the real estate podcast that tells you what really happens behind the closing table, hosted by Seth Williams of Reference Real Estate in Winthrop and Greater Boston, with real estate attorney Nick Nardone, partner at Touchstone Closing & Escrow. If it helped, or just made you laugh, follow the show and send it to an agent who needs to hear it. Reference Real Estate, Winthrop & Greater Boston | sellinboston.com Nick Nardone, Touchstone Closing & Escrow | touchstoneclosing.com Follow Bad Deals Only on Spotify, Apple Podcasts, and everywhere you listen. Bad Deals Only is for entertainment and general information only and is not legal, tax, or financial advice. Talk to a licensed professional before making real estate decisions.