In this episode, Garret Wong breaks down the 10 critical elements every real estate investor must include in their offer to purchase. From legal clauses to deal psychology, Garret shares real stories and actionable language to help you avoid costly mistakes and write offers that win — even in competitive markets.

Whether you're just starting out or fine-tuning your strategy, this episode gives you the legal edge to protect your investment.

[00:00:00] Introduction

Garret explains the importance of treating offers as legal instruments — not emotional gestures — and why missing terms can cost you thousands.

[00:01:08] Topic 1: Purchase Price & Payment Structure

How to strategically choose your number, show strength as a buyer, and document creative financing using Schedule A.

[00:02:34] Topic 2: Key Contract Dates

Why closing date, possession date, and offer expiry all require precision. Garret shares his favorite timing formula: Tuesday at 5 PM.

[00:05:25] Topic 3: Contingencies That Protect You

From financing to inspection to appraisal, Garret walks through protective clauses that defend your deposit and your deal.

[00:07:39] Topic 4: Due Diligence Language

The exact clause language Garret uses to maintain maximum flexibility during inspections and partner reviews.

[00:08:38] Topic 5: Conditions vs. Other Terms

Why you must explicitly write in post-condition walkthroughs — or risk being denied access later.

[00:09:12] Topic 6: Included Assets & Exclusions

Assume nothing is staying. Garret shares a costly snooker table story that proves why exclusions matter.

[00:12:53] Topic 7: Earnest Money & Consideration

How deposit size impacts perception, and why documenting how it’s held is crucial in protecting yourself.

[00:14:43] Topic 8: Attorney or Broker Review Clause

A simple clause that gives you an “out” while signaling professionalism in private deals.

[00:15:15] Topic 9: Seller Motivation & Market Positioning

How to align your offer structure with seller circumstances — downsizing, divorce, out-of-town landlords, etc.

[00:16:19] Topic 10: Strategic Offer Dynamics

Utilize schedules, clean formatting, and escalation clauses to enhance the professionalism and credibility of your offer.

[00:18:40] Key Takeaways

Garret emphasizes that every clause in your offer is either protection or positioning — so don’t rely on someone else to defend your interests. Master the language, control the narrative, and write offers that win.

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Garret Wong is the founder of the My First Keys podcast, the Rent It Yourself Community and a seasoned property manager with nearly 30 years of experience. Originally a research scientist specializing in molecular biology, Garret transitioned into property investment, where he has grown a personal portfolio of 43 buildings and 75 doors into a property management company that has managed over 1 billion in assets, with a 98.5% success rate in legal proceedings and a 98.6% rent collection ratio.

Known for his practical approach and strategic insights, Garret has developed an extensive SOP library to manage everything...