Q:We listed our house with a salesperson with explicit instructions not to bring any FHA or VA offers. He brought us a full-priced VA offer. Why did he do this?

A:Most state laws governing real estate licensees require that all offers be presented. This not only makes you aware of interest in the property, but gives you the opportunity to evaluate each offer on a case-by-case basis.

For example, just because the offer requires VA financing doesn't mean that you (1) have to pay the discount points involved (they are negotiable between the parties) and (2) won't net as much as you would with another offer. A majority of the buyer and seller costs can be negotiated between the parties, which could actually net you more than you would from a buyer who's secured an FHA or VA loan.

Ask the agent to pencil out what you would net. While you might need to make a counteroffer back to the buyer requesting that he pay more of the closing costs, you might negotiate a stronger bottom line than you would with another buyer and other types of financing.