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hi everybody its Rob Jabez again with your pro tip of the day on how to win a buyer's contract in this super competitive environment right now and there are nine key decision factors when it comes to writing an offer and right now I'm going to discuss factor number two which is this concept of settlement date and possession date right and a lot of buyers agents don't even bring this on so what's the difference between the two well settlement dates actually when you settle and the money goes to the seller right but pizzette and possession data is when you actually move into the property those can be separate right and in a competitive environment you may want to make them separate if the seller needs more time in order to move or perhaps they need the funds to close their next property and there's a little bit of a lag time that's there between when they settle on their home and when they're going to be moving into the next home so it's critical that the buyer agent that you're working...