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OP, you want to be successful? Return phone calls and appear on time for all your appointments and you will be better than 90% of agents out there.
Any agent worth his license will pull up the tax assessor's information about the house and also any old listing information about the house before he goes to meet the prospective client. Look at that to tell how old the house is instead of guessing.
Take print-outs of what has sold in the area so you can show the client what has happened most recently in their area.
The client doesn't care whether or not you can guess how old the roof is, but the client might prefer it if you can tell them whether or not it would be worth the cost to replace their roof and whether or not they will have to in order to sell. Hint: if the roof looks bad, you get a licensed and experienced roofer out to evaluate it for you.
Good agents have a stable of reliable and trustworthy workmen that they can call if the client needs work done.
Adding: if you want to charm the clients and get them to choose you as the listing agent, find something desirable about the house, notice it, and mention that it will help when finding a buyer. Maybe tell how you will market in a way to attract a buyer who will appreciate that feature.
Really old thread guys! However for anyone reading now Mike is right - ask questions.
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