@rubytech/create-realagent 1.0.406

package/payload/premium-plugins/real-agency/skills/listing-presentation.md

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+---
+name: Listing Presentation
+description: "Complete listing presentation framework for UK estate agents. Covers the full market appraisal journey from booking the appointment through to winning the instruction. Synthesises Tom Ferry's 8-stage structure, Tom Panos Real Estate Gym scripts, pre-listing kit best practices (Grant Dickson, Mat Steinwede, Tom Hector, Liam Cromarty, Jamie Benjamin), Sharran Srivatsaa positioning elements, Elaine Penhaul presentation principles, John Paul's Agency Roadmap appraisal structure, fee justification frameworks, and Firewave Profit Pyramid positioning. All adapted for UK estate agency terminology."
+---
+
+# Listing Presentation Skill
+
+## Purpose
+
+Guide an estate agent through every stage of the listing presentation — from
+the initial phone call booking the market appraisal, through the pre-listing
+pack, the appointment itself, fee justification, objection handling, and
+winning the instruction.
+
+## UK Terminology
+
+Always use UK estate agency language:
+- **Vendor** (not seller)
+- **Instruction** (not listing agreement)
+- **Market appraisal** (not CMA / listing presentation)
+- **Estate agent** (not realtor)
+- **Solicitor / conveyancer** (not attorney)
+- **EPC** (Energy Performance Certificate)
+- **Rightmove / Zoopla / OnTheMarket** (not MLS / Zillow)
+- **Guide price / offers over / offers in the region of**
+- **Chain** (not contingency)
+- **Exchange and completion** (not closing)
+- **Stamp duty** (not transfer tax)
+
+---
+
+## THE 8-STAGE LISTING PRESENTATION FRAMEWORK
+
+Based on Tom Ferry's structure, adapted for UK market appraisals.
+
+### Stage 1 — Build Rapport (5 minutes)
+
+Do NOT jump straight into business. Build human connection first.
+
+Questions to open with:
+- "Before we get into the details, tell me a bit about your plans. Where are you hoping to move to?"
+- "How long have you lived here?"
+- "What have you loved most about living here?"
+- "What prompted the move now?"
+
+**Principle:** "People don't care how much you know until they know how much you care." — Tom Ferry
+
+### Stage 2 — Discover Motivation
+
+This is the most important stage. Understand WHY before discussing price.
+
+Key questions:
+- "Why are you moving?"
+- "Where are you hoping to go next?"
+- "When ideally would you like to be there?"
+- "What happens if the property doesn't sell?"
+- "If the home sold tomorrow, what would that allow you to do?"
+
+What you learn: urgency, timeline, emotional drivers.
+
+**Sharran Srivatsaa's authority question:** "What would need to happen for this move to feel like a great success for you?"
+
+### Stage 3 — Set the Agenda
+
+Take control of the meeting professionally.
+
+Script:
+> "Here's what I'd suggest we do today. First, we'll take a look around the property together. Then I'll show you what's happening in the local market and how buyers are behaving. After that I'll walk you through my marketing strategy and pricing recommendation. At the end you can decide if you feel I'm the right person to help you."
+
+This positions you as the professional guiding the meeting, not pitching.
+
+### Stage 4 — Tour the Property
+
+Ask questions during the walkthrough — don't walk around silently.
+
+Questions (combines Tom Ferry + Liam Cromarty):
+- "What improvements have you made since you moved in?"
+- "What did you love about the home when you originally bought it?"
+- "What do visitors always comment on?"
+- "What do you think buyers will love most about this property?"
+- "What are the five things you like most about your home?"
+- "Are you aware of any issues — covenants, rights of way, structural matters?"
+
+These give you: marketing angles, emotional selling points, vendor involvement.
+
+### Stage 5 — Present the Market Data
+
+Shift from friendly conversation to expert adviser.
+
+Present:
+- Comparable recent sales (sold prices from Land Registry)
+- Current competition on Rightmove/Zoopla
+- Active buyer demand and registered applicants
+- Average days on market locally
+- Price bracket analysis (portal search behaviour)
+
+**Key message:** "The market sets the price, not the agent." — Tom Ferry
+
+Frame pricing around buyer behaviour, not vendor hopes.
+
+### Stage 6 — Present Your Marketing Strategy
+
+This is where you differentiate. Most agents say "We'll put it on Rightmove."
+Top agents show how they CREATE demand.
+
+Present your marketing toolkit:
+- Professional photography
+- Cinematic video / hosted walkthrough
+- Drone footage
+- Floor plans and EPC
+- Lifestyle property descriptions
+- Social media launch campaign
+- Database marketing to registered buyers
+- Email campaigns
+- Premium portal features
+- Pre-launch / coming soon strategy
+
+**Message:** "I don't just list homes. I launch them."
+
+**Penhaul's 3P Method:** Price + Presentation + Promotion = optimal result.
+Emphasise the "golden window" — the first 2 weeks on market are critical.
+
+**Penhaul's ADDRESS staging framework** (advise vendors):
+- **A**ssess the property
+- **D**eclutter unnecessary items
+- **D**ecorate if needed
+- **R**e-imagine how rooms are used
+- **E**mphasise the property's strengths
+- **S**tage the home for buyers
+- **S**ell with strong marketing
+
+### Stage 7 — Pricing Strategy Conversation
+
+Don't TELL them the price. ASK a question first.
+
+Script:
+> "Based on everything we've looked at today, where do you feel the property should be positioned in the market?"
+
+Let them answer. Then guide toward the data.
+
+Three-tier pricing question (Tom Ferry):
+- "What price would you love to achieve?"
+- "What price would you be comfortable with?"
+- "What price would make you say 'let's not sell'?"
+
+If they want to price higher:
+> "I completely understand. If the market tells us in the first few weeks that buyers aren't responding at that level, would you be comfortable adjusting quickly so we don't lose momentum?"
+
+**Tom Panos — "What's my home worth?" script:**
+> "The value of your home depends on four things: Location, Condition, the Agent you pick, and the Marketing they deliver. The good news is — out of those four, you control three. Let's talk about those."
+
+### Stage 8 — The Close
+
+Soft but confident.
+
+Script:
+> "Do you feel confident that I'm the right person to help you get this property sold?"
+
+Pause. Let them answer.
+
+If yes:
+> "Great. Let's talk about the next steps so we can get the marketing started."
+
+**Alternative trial closes to use throughout:**
+- "How does that sound so far?"
+- "Does that approach make sense for your situation?"
+- "Would you be comfortable moving forward on that basis?"
+
+---
+
+## FEE JUSTIFICATION
+
+When vendors challenge your fee, shift from fee to value.
+
+### The Results Conversation
+
+Script (adapted from Tom Ferry):
+> "Totally fair question. Can I ask — compared to what?"
+
+Then:
+> "Of course you want the best result. My job is to create demand so we attract multiple buyers and maximise your price. If I could show you how our marketing and strategy could put thousands more in your pocket, would the fee still be the main concern?"
+
+### The Tom Panos Fee Framework
+
+> "It's the process, not the promise of a price, that's going to get you sold for top dollar. Let's talk about that process."
+
+> "My job is to maximise your profit, not to minimise your losses."
+
+### Value vs Cost Positioning
+
+- The cheapest agent can be the most expensive if the property sits on the market
+- A 0.5% fee difference on a £400,000 property is £2,000 — but poor marketing could cost £20,000+ in a lower sale price
+- "You're not paying for a listing — you're investing in a marketing campaign"
+
+---
+
+## FIREWAVE PROFIT PYRAMID POSITIONING
+
+Use Firewave's Profit Pyramid™ framework to position your agency's marketing strategy.
+
+The three cornerstones:
+1. **Direct Mail** — targeted letters to homeowners (council tax bands, specific streets)
+2. **Content Marketing** — BLAST formula (Behind the scenes, Local spotlight, A day in the life, Showcase a property, Tips and advice)
+3. **Digital Marketing Funnels** — Know → Like → Trust → Try → Buy journey
+
+**GOST Framework** for business planning:
+- **G**oal (big picture)
+- **O**bjective (specific with numbers)
+- **S**trategy (one sentence approach)
+- **T**actics (specific actions)
+
+Position yourself using the "subscriber briber" approach — offer valuable content (guides, checklists) that demonstrates expertise before the appraisal.
+
+---
+
+## OBJECTION HANDLING
+
+See reference file `references/listing-presentation-objection-scripts.md` for full scripts covering:
+- "Your fee is too high"
+- "We want to try a higher price"
+- "We want to think about it"
+- "Another agent is cheaper"
+- "We want to interview other agents"
+- "We want to try selling privately"
+- "The market is bad right now"
+- "We'll wait until the market improves"
+
+**Tom Ferry's 4-Step Objection Formula:**
+1. Acknowledge the concern
+2. Ask a question
+3. Understand the real objection
+4. Reframe the conversation
+
+"Curiosity beats confrontation."
+
+---
+
+## PRE-LISTING KIT
+
+See reference file `references/listing-presentation-pre-listing-kit.md` for the complete pre-listing pack structure and examples from Grant Dickson, Mat Steinwede, Tom Hector, and Jamie Benjamin.
+
+---
+
+## BOOKING THE APPRAISAL
+
+See reference file `references/listing-presentation-booking-script.md` for the phone script to book market appraisal appointments.
+
+---
+
+## POST-INSTRUCTION: SET-TO-SELL MEETING
+
+See reference file `references/listing-presentation-set-to-sell.md` for the Tom Panos script covering what to communicate after winning the instruction.
+
+---
+
+## KEY PRINCIPLES
+
+1. **Ask questions, don't make statements** — "He who asks the questions controls the conversation"
+2. **Motivation before price** — always understand WHY before discussing numbers
+3. **Show proof, not promises** — case studies, data, testimonials
+4. **Sell value, not price** — demonstrate your marketing difference
+5. **Have an agenda** — control the meeting structure
+6. **Trial close throughout** — check buy-in at each stage
+7. **Presentation matters** — advise vendors on staging (Penhaul's ADDRESS method)
+8. **The launch window is critical** — first 2 weeks generate the most buyer attention
+9. **Distribution over skill** — "The best agent rarely wins. The best-known agent does." (Sharran Srivatsaa)
+10. **Leave behind value** — your follow-up and pre-listing materials should reinforce expertise
+
+---
+
+## LISTING PRESENTATION TIPS CHECKLIST
+
+From Crystal / industry best practice:
+- Prepare thoroughly before the appointment
+- Ask crucial qualifying questions when setting the appointment
+- First impressions count — dress, punctuality, energy
+- Be an interested introvert — listen more than you talk
+- Position yourself as a trusted adviser
+- Differentiate with proof, not promises
+- Sell value, not price
+- Sell YOU → your company → your process (in that order)
+- Have an agenda and follow it
+- Draw models and diagrams to explain concepts visually
+- Trial close throughout the presentation
+- Ask directly for the business
+- Leave behind value + follow up promptly

package/payload/premium-plugins/real-agency/skills/negotiation.md

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+---
+name: negotiation
+description: "Handle offer presentation, deal saving, multi-offer scenarios, and negotiation preparation. Agent captures and prepares — the business owner negotiates."
+---
+
+# Negotiation
+
+Provides guidance on the information-gathering and preparation side of negotiations. The agent never negotiates directly — the business owner handles all negotiation — but the agent prepares the ground.
+
+## When to Activate
+
+An offer has been received, a deal is at risk of falling through, a multi-offer situation is developing, or preparation is needed for a pricing conversation.
+
+## Reference Table
+
+| Task | When | Reference |
+|------|------|-----------|
+| Negotiation prep (principles + checklist) | Immediately after an offer / counter / wobble | `references/negotiation-negotiation-prep-principles.md` |
+| Five techniques + tactical principles | Deep preparation for complex negotiations | `references/negotiation-negotiation-techniques.md` |
+| Deep negotiation guide (Serhant) | Interests vs positions, comp reports, silence | `references/negotiation-negotiation-deep-guide.md` |
+| Offer presentation prep | Offer received, needs presenting to vendor | `references/negotiation-offer-presentation.md` |
+| Deal saving | Agreed sale at risk of collapse | `references/negotiation-deal-saving.md` |
+
+## Key Rules
+
+- The agent NEVER negotiates — no counter-offers, no hints, no pressure
+- Information asymmetry is critical — never disclose vendor circumstances to buyers or vice versa
+- Speed matters — offers and at-risk deals are time-sensitive, always escalate promptly
+- Frame the business owner as the negotiation expert
+- Negotiate for the DEAL, not to "win" — mutually beneficial outcomes
+- Interests over positions — understand WHY, not just WHAT
+- Always know three numbers before entering: first offer, best target, walkaway
+- Let silence do the heavy lifting — present your point, then wait
+- Precise counter-numbers give credibility (£298,450 not £300,000)

package/payload/premium-plugins/real-agency/skills/personal-branding.md

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+---
+name: personal-branding
+description: "Build and execute a personal brand that attracts inbound opportunities. Identity first, consistency second, amplification third — with practical platform and content systems."
+---
+
+# Personal Branding
+
+You help the user build a clear, authentic personal brand and a repeatable content system that turns expertise into inbound opportunities.
+
+## Core principles
+
+1. **Identity before aesthetics.** Don't start with logos and colours. Start with: who you serve, what you stand for, and what makes you meaningfully different.
+2. **Consistency beats intensity.** A sustainable cadence compounding for 6–12 months beats a two-week burst.
+3. **Content is distribution, not diary.** Share to serve (teach, help, inform, inspire), not to vent.
+4. **Authentic ≠ unfiltered.** Maintain boundaries. Avoid anything that damages trust.
+
+## What you do
+
+- Clarify the user's positioning ("why you?")
+- Define a simple brand system (vision, AND, personality)
+- Pick the right channels and content formats
+- Build a weekly content cadence and a repurposing pipeline
+- Keep the tone aligned with the user's real voice while staying professional
+
+## What you never do
+
+- Never encourage oversharing, negativity, or public client complaints
+- Never encourage buying followers/engagement
+- Never advise plagiarism or copying competitors
+
+## Additions for UK estate agents
+
+### 1) Gary V's trilogy (Crush It / Crushing It / Day Trading Attention)
+Use Gary V as the operating philosophy:
+- build a personal brand by **documenting** the journey
+- attention is the asset; platforms shift
+- consistency + volume increases "luck"
+
+Practical takeaways:
+- create platform-native content (don't just repost)
+- engage in comments/DMs (attention → relationship)
+- run at sustainable volume (better 3x/week for a year than daily for 2 weeks)
+
+Reference: `references/personal-branding-gary-v-principles.md`.
+
+### 2) Attraction Agent 2.0 / 3.0 (Tom Panos)
+Use the Attraction Agent model:
+- marketing gets you **to the table**
+- sales closes **at the table**
+- build **Return on Engagement** (ROE)
+- keep online and offline **in line** (consistent quality)
+- be "recommendable" (social proof)
+
+Reference: `references/personal-branding-attraction-agent-notes.md`.
+
+### 3) Become a Brand Leader
+Use it as a *brand operating map*:
+- story, positioning, creative idea, tone
+- owned/earned/shared/paid media
+- funnel + experience
+
+Reference: `references/personal-branding-become-a-brand-leader-notes.md`.
+
+### 4) Firewave BLAST formula + blogging
+Use BLAST for daily/weekly social content:
+- **B**ehind the scenes
+- **L**ocal spotlight
+- **A** day in the life
+- **S**howcase of a property
+- **T**ips and advice
+
+Add blogging to build authority (SEO + trust): answer the questions sellers ask.
+
+Reference: `references/personal-branding-firewave-blast-and-blogging.md`.
+
+### 5) Daniel Priestley (Oversubscribed positioning)
+Help the user position as the "platypus" (unique, hard to compare) and create demand:
+- be known for something specific
+- run campaigns, not constant selling
+- add scarcity (limited slots, launch dates)
+- invest in being remarkable (experience people talk about)
+
+Reference: `references/personal-branding-oversubscribed-positioning.md`.
+
+### 6) "Storeys of Cheshire" style content examples (local authority)
+When asked for examples, propose content that feels like:
+- local lifestyle + community + property stories
+- calm, high-trust tone
+- repeatable series (weekly)
+
+Reference: `references/personal-branding-storeys-style-examples.md`.
+
+## What to do when the user asks "what should I post?"
+
+Ask:
+1) Who is the audience this week (seller, buyer, landlord, agent attraction)?
+2) What do we want them to believe about you?
+3) What proof can we show?
+
+Then propose:
+- 3 post ideas
+- 1 short-form video script
+- 1 story sequence (3 frames)
+
+## References (load as needed)
+
+- **Brand strategy system** → `references/personal-branding-brand-strategy-system.md`
+- **Visual identity** → `references/personal-branding-visual-identity.md`
+- **Platforms ("five families")** → `references/personal-branding-platforms.md`
+- **Content engine** → `references/personal-branding-content-engine.md`
+- **Authenticity & boundaries** → `references/personal-branding-authenticity-boundaries.md`
+- **Gary V principles** → `references/personal-branding-gary-v-principles.md`
+- **Attraction Agent 2.0/3.0 notes** → `references/personal-branding-attraction-agent-notes.md`
+- **Become a Brand Leader notes** → `references/personal-branding-become-a-brand-leader-notes.md`
+- **Firewave BLAST + blogging** → `references/personal-branding-firewave-blast-and-blogging.md`
+- **Oversubscribed positioning** → `references/personal-branding-oversubscribed-positioning.md`
+- **Storeys-style content examples** → `references/personal-branding-storeys-style-examples.md`

package/payload/premium-plugins/real-agency/skills/property-enquiry.md

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+---
+name: property-enquiry
+description: "Structured intake for new buyer enquiries. Captures requirements, financial position, chain status, and timeline to enable property matching and prioritisation."
+---
+
+# Property Enquiry
+
+You handle initial buyer contact — capturing everything the agent needs to qualify them and match properties effectively.
+
+## When This Skill Applies
+
+- A new buyer contacts about a specific property
+- A buyer registers interest without a specific property in mind
+- A buyer's requirements or circumstances change and need updating
+
+## Initial Enquiry — Specific Property
+
+When someone contacts about a listed property:
+
+1. **Acknowledge warmly** — confirm the property they're asking about
+2. **Answer their immediate question first** — price, availability, key details. Don't interrogate before helping.
+3. **Then gather qualification info** conversationally (not as a form):
+
+### Must-Have Information
+- **Full name**
+- **Phone number** (if not already known)
+- **Email** (for property details/brochures)
+- **Current situation:** First-time buyer / homeowner selling / renting / investor / cash buyer
+- **Chain status:** If selling, is their property on the market? Under offer? Sold subject to contract?
+- **Budget:** What's their upper limit? Is this based on an Agreement in Principle (AIP)?
+- **Mortgage:** Do they have an AIP? With which lender? (If not, suggest they get one)
+- **Timeline:** When do they need/want to move?
+
+### Nice-to-Have Information
+- **Property requirements:** Beds, bathrooms, garden, parking, specific features
+- **Area preferences:** Which towns/villages, school catchments, commute considerations
+- **Deal-breakers:** What would rule a property out?
+- **Other agents:** Are they registered with other agents in the area?
+
+4. **Create/update buyer profile** at `memory/users/{phone}/profile.md` with all captured info
+5. **Offer next steps:**
+   - Book a viewing if appropriate
+   - Send property details/brochure
+   - Suggest similar properties if this one doesn't match perfectly
+   - Recommend mortgage advisor if no AIP
+
+## General Registration (No Specific Property)
+
+When a buyer wants to register without a specific listing:
+
+1. Capture the same qualification info above
+2. Focus more on **requirements and preferences** since there's no anchor property
+3. Save profile and confirm you'll notify them of matching properties
+4. If any current listings match, suggest them immediately
+
+## Buyer Profile Format
+
+```markdown
+---
+type: buyer
+status: active
+registered: YYYY-MM-DD
+last_contact: YYYY-MM-DD
+qualified: true/false
+---
+
+# Buyer Profile — [Name]
+
+**Phone:** [Number]
+**Email:** [Email]
+
+## Financial Position
+- **Budget:** [Amount]
+- **AIP:** [Yes/No — Lender, amount, expiry if known]
+- **Buyer type:** [First-time / Selling / Cash / Investor]
+- **Chain:** [Details of their chain position]
+- **Deposit:** [If known]
+
+## Requirements
+- **Bedrooms:** [Min]
+- **Bathrooms:** [Min]
+- **Property type:** [House / flat / bungalow / any]
+- **Areas:** [Preferred locations]
+- **Must-haves:** [Garden, parking, garage, etc.]
+- **Deal-breakers:** [What they won't accept]
+- **School catchments:** [If relevant]
+
+## Timeline
+- **When to move:** [Date or timeframe]
+- **Urgency:** [High / Medium / Low]
+- **Chain dependent:** [Yes/No]
+
+## Properties Viewed
+- [Date] — [Address] — [Outcome / Feedback]
+
+## Notes
+[Agent observations, communication preferences, etc.]
+```
+
+## Qualification Rules
+
+A buyer is **qualified** when you have:
+- Name + contact details
+- Budget confirmed (ideally with AIP)
+- Chain status understood
+- Timeline established
+
+A buyer is **unqualified** until these are captured. Unqualified buyers can still view properties, but the agent should be informed of their status.
+
+## Prioritisation
+
+Flag high-priority buyers to the agent:
+- **Cash buyers** — no chain, fast completion
+- **First-time buyers with AIP** — no chain below them
+- **Buyers under offer on their own property** — chain progressing
+- **Investors** — often fast, but check funding source
+
+## Privacy Rules
+
+- Financial details are **confidential** — never share one buyer's budget or position with another buyer
+- Mortgage details stay in the buyer's profile only
+- If a vendor asks about a buyer's position, share only what the buyer has consented to (typically: qualified/unqualified, chain-free or not, mortgage arranged)
+
+## Matching
+
+When new properties come to market, check active buyer profiles for matches. Proactively notify buyers whose criteria match within 24 hours of a new instruction.