Before We Move
What I Need From You First
Before we write an offer, a few things need to be in place. This isn't paperwork for paperwork's sake — it's what lets us move fast and compete hard when the right property appears.
1
Pre-Approval Letter
Confirms your buying power before we make any moves. Loop me in with your lender early — I want to build that relationship before we're under the gun on an offer. Don't have a lender? I can recommend someone.
2
Proof of Funds
Bank or investment statements covering your down payment and earnest money deposit (typically 3%). For cash buyers, a POF letter or statement is all we need — kept tight, not circulated unnecessarily.
3
Your Criteria — And Access to My Network
Send me anything that catches your eye on or off market. A significant portion of my deals happen before they hit MLS — tell me your target (neighborhood, asset type, price range, must-haves) and I'll activate my network across Coastal OC, Los Angeles, and San Diego. I'll also set up a custom search that sends you matches automatically. If you attend an open house independently, let them know you're represented and pass along my info.
Inside Escrow
Five Phases — Here's How I Run Each One
I run every transaction like a production: anticipate the problems, connect the dots others miss, and keep it moving — especially when it gets complicated.
1
Offer Strategy & Execution
We align on strategy together before anything is submitted. I'll give you a straight read on the market, the seller's position, and the angles others won't think of. Price matters — but so do terms, timing, contingency structure, and how the offer is presented. Once we have our plan, I handle everything end-to-end. You sign; I run it.
The seller can accept, counter, or decline. If accepted, we move immediately into escrow.
The seller can accept, counter, or decline. If accepted, we move immediately into escrow.
2
Escrow Opens — EMD & Disclosures
Escrow and title open immediately upon acceptance. Your earnest money deposit (typically 3%) wires directly to escrow — I will personally confirm wiring instructions with the escrow officer before anything moves. Never act on wiring details without that direct confirmation.
Your lender initiates disclosures and locks your rate. I quarterback the full disclosure review and surface only what's material — you'll get a clear picture of what matters, not a stack of documents to sort through on your own. A Transaction Coordinator manages all paperwork and deadlines behind the scenes.
Your lender initiates disclosures and locks your rate. I quarterback the full disclosure review and surface only what's material — you'll get a clear picture of what matters, not a stack of documents to sort through on your own. A Transaction Coordinator manages all paperwork and deadlines behind the scenes.
3
Inspections & Negotiations
I attend every inspection alongside partners I trust — inspectors, contractors, and trade specialists I've built real relationships with across Coastal OC, LA, and San Diego. Your attendance is optional; I'll give you a direct debrief on what matters and what doesn't.
Depending on findings, we may bring in specialists — roof, HVAC, plumbing, electrical, structural. Once we have the full picture, we decide together: move forward, renegotiate, or request repairs. At higher price points, inspection findings are negotiating tools more than deal-killers — I know when to push and when to move on.
If you're planning any work on the property post-close, I can connect you with the right builders, developers, and contractors before you even get the keys.
Depending on findings, we may bring in specialists — roof, HVAC, plumbing, electrical, structural. Once we have the full picture, we decide together: move forward, renegotiate, or request repairs. At higher price points, inspection findings are negotiating tools more than deal-killers — I know when to push and when to move on.
If you're planning any work on the property post-close, I can connect you with the right builders, developers, and contractors before you even get the keys.
4
Appraisal & Loan Finalization
Your lender orders the appraisal — it must come in at or above the purchase price. Final underwriting runs concurrently while escrow prepares for closing.
I stay in close contact with your lender throughout to keep everything on schedule. I'll flag the moment anything needs your attention — otherwise, this phase runs in the background and I handle it. For cash buyers, this phase is eliminated entirely, which is one of the real structural advantages of a cash offer.
I stay in close contact with your lender throughout to keep everything on schedule. I'll flag the moment anything needs your attention — otherwise, this phase runs in the background and I handle it. For cash buyers, this phase is eliminated entirely, which is one of the real structural advantages of a cash offer.
5
Final Stretch — Close & Transfer
Once we receive a Clear to Close, we schedule the final walk-through to confirm the property's condition matches the contract. You'll sign closing documents, wire your remaining funds, and take ownership.
I coordinate every step and keep you informed throughout. You'll know exactly when to wire, what you're signing, and what to expect on possession day.
And I don't disappear after the signature. Whether it's the next acquisition, a development play, or a friend who needs someone they can trust — I want to be that call.
I coordinate every step and keep you informed throughout. You'll know exactly when to wire, what you're signing, and what to expect on possession day.
And I don't disappear after the signature. Whether it's the next acquisition, a development play, or a friend who needs someone they can trust — I want to be that call.
A Note for Cash Buyers
Cash transactions move faster, cleaner, and with fewer contingencies — which is a real competitive advantage in tight markets. The appraisal phase is eliminated, the financing timeline disappears, and escrow can move as quickly as both sides agree. I've structured and closed complex cash deals at the highest levels and know how to use that advantage without leaving anything on the table. If you're financing but want your offer to compete with cash — I know how to position that too.
How I Work
Partner First. Agent Second.
Before real estate, I spent 17 years in executive production, experiential advertising, and complex project management — high-stakes work across multiple countries with major budgets and no margin for error. I bring that same discipline to every transaction.
I tailor the approach to you. Some clients want every update in real time. Others want a summary when something actually requires a decision. Either way, I'm working the deal every day it's open — and I don't route through assistants on active transactions.
I tailor the approach to you. Some clients want every update in real time. Others want a summary when something actually requires a decision. Either way, I'm working the deal every day it's open — and I don't route through assistants on active transactions.
RL
Ryan Lane
Your Agent
Real Broker LLC · DRE #02144211
Real Broker LLC · DRE #02144211
TC
Transaction Coordinator
Documents, Signatures & Deadlines
ESC
Escrow & Title
Funds, Wiring & Closing