Get the Edge in Photo Finish

Dear Pat,
We've decided to buy a house this year, but we're concerned about multiple offer situations after the market heats up in the Spring. One friend suggested we give our agent a good family photo to show sellers if we have to bid against others. He thinks our cute kids just might give us an edge. What do you think?
---Trying

Dear Trying,
I think that idea could cost your agent his real estate license, since it runs afoul of federal and state Fair Housing laws. More bad news: Spring comes early to the housing market (please take note, sellers), and you already stand a fair chance of experiencing multiple offers. So, what to do? Here are some suggestions that might give you an edge--and they're legal:

Solid pre-approval. I'm sure you already know you need to be pre-approved for a mortgage to have your offer taken seriously. But do get a pre-approved letter from a reputable, preferably local, lender. I've mentioned this before, but I can't stress it enough: an internet approval letter does not carry the same weight with sellers and their agents.

Be there first. Be as flexible with your time as possible. If possible, make sure you can leave work during the day to see anything new that looks really interesting. Not all houses sell right away, but the ones that do are the ones you want!

Do a pre-inspection. Unfortunately, many buyers have to forego their independent housing inspection when they're competing in multiple offers. One smart agent we know has her clients get the inspection before they write an offer. This can be expensive if you lose the house, but you'll benefit by the education if you have to keep looking.

Work with an agent who really knows your target area. You may not have time to wait while your agent does market research.

So keep the cute kids in your wallet for now, Trying--but with some planning and flexibility you may be able to move them into a lovely house this Spring. Good luck!