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You Decide Realty | Agent Portal

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Seller programs to master

Active brands

Training modules available

24hr

Response standard for all leads

Quick Access

Get to what you need fast.

🎓

Training Portal

13 modules covering all programs, scripts, objection handling, and compliance. Start or continue your training here.

📄

Documents & Forms

Policy & Procedure Manual, W-9, listing agreement addendums, NRS compliance docs, and more.

📢

Announcements

Brokerage updates, market changes, compliance reminders, and pinned notices from Ken and Yorgho.

👥

Team Directory

Direct contacts for every broker and agent. Call first, email second. Never leave a client waiting.

🔗

Tools & Resources

CRM, MLS access, marketing templates, Sierra Interactive, Google Ads dashboard, and more.

▶

Launch Full Training Portal

Open the complete interactive training platform in a new tab. Progress is tracked per session.

Broker Reminder: All leads must be logged in Sierra Interactive within 24 hours of first contact. Buyer Representation Agreements are required before touring any property per NAR post-settlement rules (effective August 2024). Questions? Call Ken at 702-843-0043 before proceeding if you are ever unsure.

Brokerage Documents

Official Documents & Required Forms

Document Policy: All documents marked REQUIRED must be reviewed before your first transaction. The Policy & Procedure Manual is your operational bible — when in doubt, consult it before asking the broker. Forms marked UPDATED have changed since the last version; review the changes before use.

Core Brokerage Documents

P&P

Policy & Procedure Manual Required

The complete YDR operating manual. Covers compliance, transaction procedures, client communication standards, advertising rules, commission structures, and NRS obligations.
Updated: April 2026 · 3 formats available

↓ .docx

W-9

IRS Form W-9 Required

Request for Taxpayer Identification Number. Must be on file with the brokerage before your first commission payment. Print, complete, and return to Ken.

↓ PDF

ICA

Independent Contractor Agreement Required

Your executed contractor agreement with You Decide Realty LLC. Defines your commission split, responsibilities, expense obligations, and termination terms. Keep a signed copy.

↓ PDF

LIC

Nevada License Holder Acknowledgment

NRS 645-compliant acknowledgment confirming your Nevada real estate license is active, in good standing, and held under You Decide Realty LLC while affiliated with this brokerage.

↓ PDF

Listing & Transaction Documents

ACC

ACCELERATE Program Addendum Updated

Performance bonus listing agreement addendum. Use alongside the standard GLVAR listing agreement. Defines target price, base commission %, and overage bonus %. NRS 645.320 compliant.

↓ .docx

PIO

PIONEER Program Addendum Updated

Zero listing fee addendum with 3-tier structure and dual agency consent language. Includes 30-day exclusive window provision and conversion clause. Must be reviewed with broker before use.

↓ .docx

BRA

Buyer Representation Agreement Required

NAR post-settlement compliant buyer agreement. Required BEFORE touring any property with a buyer client. Clearly defines services, compensation, and term. No exceptions.

↓ PDF

Dual Agency Disclosure & Consent

NRS 645.252 and NRS 645.258 compliant dual agency disclosure. Required for PIONEER Tier 1 transactions and any situation where YDR represents both buyer and seller. Must be signed before offers.

↓ PDF

RCP

Renter Concierge Agreement

The $1,000 renter retainer agreement. Defines the scope of service, payment terms, what happens if no rental is found, and the conversion clause for future buyer services.

↓ PDF

REF

Referral Agreement Template

Use when referring a client to or from another brokerage. Defines referral fee %, payment timing (at close), and both brokerage details. Must be signed before the referral is made.

↓ PDF

Compliance & Disclosure

NRS

NRS Chapter 645 — Compressed Reference

Nevada real estate license law. Compressed and annotated for agent use. Key sections on compensation disclosure, advertising, fiduciary duty, and grounds for discipline. Read this.

↓ PDF

NAR

NAR Post-Settlement Quick Reference

What changed in August 2024 and what it means for your daily practice. Buyer agreements, compensation offers, MLS rules. The two-page version you actually need.

↓ PDF

ADV

Advertising Compliance Checklist

Required brokerage disclosures in all advertising, social media, and digital marketing. Covers NRS requirements, GLVAR MLS rules, and what must appear on every piece of marketing you produce.

↓ PDF

118A

NRS 118A — Nevada Tenant Rights Summary

For use with Renter Concierge clients. Covers 24-hour notice requirement, security deposit return timeline, habitability standards, and landlord entry rights. Know this before lease review appointments.

↓ PDF

Agent Training

Your Training Hub

Training Requirement: All 13 modules must be completed within 30 days of joining You Decide Realty. Upon completion, notify Ken Calder at ken@youdeciderealty.com to confirm and schedule your first listing appointment. Training can be completed in any order, but modules 1–3 (Foundation) must be done first.

Opens in a new tab. Your progress is tracked per browser session.

Module 01

Welcome to YDR

Why we exist, the core tagline, the three things every YDR agent must know, and Ken's message.

~15 min

Start →

Module 02

Brand Ecosystem

YDR, Nevada Makes Sense, and 1031 Exchange Elite — how the three brands feed each other and power the pipeline.

~20 min

Start →

Module 03

Who We Serve

The four client profiles, discovery questions, and the golden rule: listen before you pitch.

~15 min

Start →

Module 04

LAUNCH Program

AI-powered flat fee. The math, who it's for, and the 60-second pitch that closes it.

~15 min

Start →

Module 05

COMMAND Program

Full concierge at 2.5%. Why we charge less and deliver more. When to recommend it.

~15 min

Start →

Module 06

ACCELERATE Program

Performance bonus structure. The correct math. Why it's not a net listing and how to say so.

~20 min

Start →

Module 07

PIONEER Program

Zero listing fee. The three-tier structure. The 30-day window. Dual agency compliance.

~20 min

Start →

Module 08

Renter Concierge

The $1,000 retainer, the 5-stage process, Sierra CRM tags, and how to handle the main objection.

~20 min

Start →

Module 09

The Long Game

Renter to buyer conversion timeline, the buyer score system, and the Month 11 script.

~15 min

Start →

Module 10

Objection Handling

Every objection you will face — sellers, renters, and brand skeptics — and exactly how to respond.

~25 min

Start →

Module 11

Scripts Library

Listing opener, four-model presentation, cold re-engagement, renter welcome call, NMS CA prospect.

~20 min

Start →

Module 12

Compliance & Ethics

NRS 645, NAR post-settlement, dual agency, net listing prohibition, advertising rules. Non-negotiable.

~20 min

Start →

Module 13

Your Success Plan

The agent success formula, 90-day launch plan, the pipeline math, and what makes YDR worth building at.

~15 min

Start →

Reference Materials

Training Support Documents

QRC

Agent Quick Reference Card Print Me

Landscape format. All four programs, renter process, three brands, top objections, compliance non-negotiables, and key contacts. Print and laminate. Keep on your desk.

↓ .docx

PLY

Renter Concierge Playbook

Complete operational playbook — welcome email, Sierra CRM workflow, lease negotiation checklist. Your step-by-step guide for every renter client interaction.

↓ .docx

FRM

Renter Forms & Templates

Needs Analysis form and Post-Showing Summary email template. Use these on every renter engagement — they are the proof points of your service.

↓ .docx

Team Directory

Your People

Communication standard: Call first, text second, email third. If you have a compliance question or an urgent client situation, call the broker directly. Never leave a client waiting while you wait for an email reply.

Ken Calder

Founder & Managing Broker

📞 702-843-0043

✉ ken@youdeciderealty.com

NV Lic. B.1001776

Yorgho Triantaphyllou

Broker of Record

📞 702-843-0143

✉ yorgho@youdeciderealty.com

NV Lic. B.1003067

Victor Gini

Agent

📞 Contact via main line

✉ victor@youdeciderealty.com

You Decide Realty LLC

Maggie Ameen

Agent

📞 Contact via main line

✉ maggie@youdeciderealty.com

You Decide Realty LLC

Konstantina Panagopoulos

Agent

📞 Contact via main line

✉ konstantina@youdeciderealty.com

You Decide Realty LLC

☎

Main Office Line

General Inquiries

📞 702-843-0044

📍 5550 Painted Mirage Rd #440

Las Vegas, NV 89149

PO Box 371483, Las Vegas, NV 89137

Tools & Platforms

Everything you work in.

Tool	Purpose	Access	Notes
Sierra Interactive	Primary CRM	Active	All leads must be logged here. Ask Ken for your login.
GLVAR / LVR MLS	MLS Access	Active	Your license must be active. Contact your license holder if access lapses.
Google Ads	PPC Lead Generation	Broker Managed	Ken manages campaigns. Leads route through Sierra automatically.
Canva Pro	Marketing Design	Available	Use YDR brand kit. Navy, Gold, Warm White only. Ask for brand kit access.
HeyGen	AI Avatar Video	Broker Managed	NMS video content. Contact Ken for project requests.
Buffer	Social Media Scheduling	Available	Schedule approved content. All posts must include brokerage disclosure.
Framer	Website Platform	Broker Managed	youdeciderealty.com, nevadamakessense.com, 1031exchangeelite.com
Make.com	Workflow Automation	Broker Managed	Lead routing, follow-up sequences, Sierra integration.

Quick Links

🗂

Sierra Interactive CRM

🏠

LVR MLS Portal

Las Vegas Realtors MLS access for listing management, comps, and inventory.

🎨

Canva Pro

Marketing materials, social posts, and listing flyers using the YDR brand kit.

📊

Zillow Agent Hub

Rental market data, listing analytics, and lead management tools.

⚖

NAR Code of Ethics

Full NAR Code of Ethics and Standards of Practice. Review annually.

📋

Nevada REDC

Nevada Real Estate Division. License verification, CE requirements, complaints.

Brokerage Announcements

From the Broker's Desk

📌 Pinned — April 2026

Welcome to the YDR Relaunch

We are officially in the rebuild phase of You Decide Realty. New brands, new programs, new website, new training infrastructure — all of it is now live. Your job is to learn the programs cold, complete the training portal, and be ready to represent this brand at the highest level from day one. The agents who invest in this now will build careers here. Questions? Call me directly. — Ken, 702-843-0043

✅ Action Required — April 2026

Training Completion — 30-Day Deadline

All 13 training modules must be completed within 30 days of your start date. Upon completion, email ken@youdeciderealty.com to confirm and schedule your first listing appointment. The Quick Reference Card should be printed, laminated, and on your desk before your first client call.

ℹ️ Compliance Update — August 2024 (Active)

NAR Post-Settlement Rules — Still In Effect

A reminder: Buyer Representation Agreements are required before touring any property with a buyer client. No exceptions. Offers of compensation may not be made via MLS. These are not optional — they are active requirements and violations create liability for you and the brokerage. See Module 12 of the training portal for full details.

April 2026

PIONEER Program — Now Active

The PIONEER zero listing fee program is now live and available for qualified listings. Before using PIONEER with any seller, you must complete Module 07 of the training portal AND review the PIONEER Program Addendum (available in Documents). Dual agency disclosure and consent is required for all Tier 1 transactions. Discuss every potential PIONEER listing with the broker before presenting to the seller.

April 2026

Renter Concierge Program — Now Active

The $1,000 Renter Concierge retainer program is live. All renter clients must be tagged in Sierra Interactive with the four required tags (RENTER-PAID, NMS-PIPELINE, BUYER-FUTURE, LEASE-EXP-[MO-YR]) and a Buyer Score 1–10 within 24 hours of their intake call. The Renter Concierge Playbook is available in the Documents section and in Training.

Ongoing

Lead Response Standard — 24 Hours

Every lead that routes to you through Sierra must receive a first contact attempt within 24 hours. Text is acceptable for an initial reach-out. Log every attempt in Sierra. If you cannot reach a lead after three attempts over five days, flag it in Sierra and notify the broker. We do not let leads go cold without a documented pursuit trail.

Broker Administration

Agent Credentials Management

⚠ Restricted — Broker Access Only

The credentials below are pre-loaded in this portal file. To change a username or password, edit the AGENTS object in the HTML file's script section. Passwords are stored in plaintext in this static file — suitable for internal use only. For enhanced security, migrate to a server-side authentication system when ready to scale.

Agent Name	Username	Password	Role

To add a new agent: Find the AGENTS object in the script section of this HTML file and add a new entry following the existing pattern. Each entry needs: username, password, first name, last name, role, and isAdmin flag.

You Decide Realty | Agent Training Portal

Progress0%

Foundation

1Welcome to YDR

2Brand Ecosystem

3Who We Serve

Seller Programs

4LAUNCH Program

5COMMAND Program

6ACCELERATE Program

7PIONEER Program

Renter Program

8Renter Concierge

9The Long Game

Sales Mastery

10Objection Handling

11Scripts Library

12Compliance & Ethics

13Your Success Plan

Module 01 — Foundation

Welcome to
You Decide Realty.

You didn't join a brokerage. You joined a movement. This training will give you everything you need to represent this brand with confidence, close more deals, and build a career that actually lasts.

Estimated time: 15 minutes

Brands

Seller Models

$1K

Renter Retainer

∞

Your Potential

Why You Decide Realty Exists

Real estate has been transactional for too long. Sellers locked into rates they didn't negotiate. Buyers handed off to whoever answered the phone. Renters ignored entirely. YDR was built to fix all of it — not by talking about empowerment, but by structuring our entire business model around it.

Every program we offer starts with one question: what does the client actually need? When you operate from that position, you win every time — because nobody else is doing it.

The Core Tagline — Know It Cold

The YDR Tagline

"Your Choice. You Decide."

Choice is the product. We are the only brokerage in Las Vegas that gives clients a real choice in how they are served and how they pay. That is the UVP. Everything else supports it.

Three Things Every YDR Agent Must Know

1. The Brands

YDR, Nevada Makes Sense, and 1031 Exchange Elite — three doors into the same house. Know which door to open for each client.

2. The Programs

LAUNCH, COMMAND, ACCELERATE, PIONEER for sellers. Renter Concierge for renters. Know the UVP of each one well enough to explain it in 30 seconds.

3. The Pipeline

Every renter is a future buyer. Every California relocator is a listing opportunity. Every 1031 investor is a long-term relationship. Think beyond the transaction.

A Note from Ken

"Nobody in Vegas is doing what we're doing. The agents who learn this system — who can walk into any appointment and explain exactly why we're different — those agents will build careers here. This training is your foundation. Build on it."

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Module 02 — Foundation

The Brand Ecosystem.
Three brands. One mission.

You Decide Realty operates three brands that feed each other. Understanding how they connect is how you unlock your full earning potential.

Estimated time: 20 minutes

Brand 01 — You Decide Realty

Core Brand

You Decide Realty

youdeciderealty.com

The mothership. Sellers, buyers, renters. Four commission models. UVP: The only Las Vegas brokerage that gives clients a real choice in how they are served and how they pay.

Who It Serves

Target Clients

Sellers — Any Las Vegas homeowner, especially those who've been burned by traditional commission conversations.

Buyers — People relocating to Las Vegas who want a trusted advisor.

Renters — People who need the city first and will buy later.

Brand 02 — Nevada Makes Sense

Relocation Engine

Nevada Makes Sense

nevadamakessense.com

The California pipeline. Answers every question a CA family has before they decide to leave — taxes, cost of living, neighborhoods, schools, what their equity buys here. Drives high-intent inbound leads who are already pre-sold on Nevada before they ever speak to an agent.

UVP: The definitive resource for the California-to-Nevada move.

Introducing NMS to a California Prospect

"You may have come across our Nevada Makes Sense content online — that's us. We built that platform specifically for people making this exact move. The fact that you're here means you've done your research. Now let me show you what your California equity actually buys in Las Vegas right now."

Brand 03 — 1031 Exchange Elite

Highest Revenue Priority

1031 Exchange Elite

1031exchangeelite.com

Premium brand targeting high-net-worth investors. Transaction sizes $1M–$5M+. A single closed deal here equals 4–6 traditional transactions in commission value. UVP: Precision 1031 advisory for investors who need a Nevada specialist — not a generalist who dabbles.

Never attempt to advise a client on 1031 exchange tax implications. Always refer to their CPA and qualified intermediary. Escalate every 1031 client to Ken immediately.

How the Brands Feed Each Other

NMS Content

CA Lead

Pre-motivated

Renter Concierge

Renter

$1K retainer

YDR Sell/Buy

Buyer

12–24 months

1031 Elite

Investor

$1M+ deals

Referrals

Growth

Compounding

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Module 03 — Foundation

Who We Serve.
Know your client.

The best agents don't pitch — they diagnose. Before you can match a client to the right program, you have to understand who they are.

Estimated time: 15 minutes

The Four Client Profiles

The California Equity Seller

Primary Target

Who: Homeowner in CA with $300K–$700K in equity. Done with state income tax and high cost of living.

Approach: Validate the decision first. Then present what their money gets them here. Then talk programs.

The Las Vegas Move-Up Seller

Core Market

Who: Local homeowner, 3–7 years in their home, ready to upsize or downsize. They have questions about commission.

Approach: Lead with the model menu. Show them the math. Let them choose.

The Relocating Renter

Pipeline Builder

Who: Often a CA transplant, new to Vegas, not ready to buy yet.

Approach: Full concierge. Charge the $1K. Treat them like the buyers they're going to become.

The 1031 Investor

Highest Value

Who: High-net-worth, executing a 1031 under strict IRS deadlines. Expects institutional-level service.

Approach: Immediately escalate to Ken. Do not wing this.

The Discovery Questions — Use These Every Time

"What's bringing you to this point right now?" — Opens the real conversation.
"What's your timeline looking like?" — Urgency determines the right program.
"Have you worked with other agents before? What did that look like?" — Surface past pain points.
"When you think about the ideal outcome, what does that look like for you?" — Gets them to define success.
"Are you planning to stay long-term, or is this a stepping stone?" — Surfaces the pipeline. Every "stepping stone" = future buyer.

The Golden Rule

Never recommend a program before you've asked at least three discovery questions. The agent who listens wins. The agent who pitches loses.

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Module 04 — Seller Programs

LAUNCH.
AI-Powered Flat Fee.

For the seller who knows their numbers and wants maximum control without paying full percentage commission.

Estimated time: 15 minutes

Model 01

LAUNCH

AI-Powered Flat Fee

$4,995 – $7,995

One fixed fee — agreed upfront, not tied to sale price. The higher the home sells, the more equity stays with the seller. Full MLS, AI buyer matching, professional photography, all contracts and disclosures.

The Math

Show This to Every LAUNCH Prospect

$400K home → saves $5,005 vs. 3%

$550K home → saves $9,505 vs. 3%

$700K home → saves $14,005 vs. 3%

$900K home → saves $19,005 vs. 3%

The 60-Second LAUNCH Pitch

Script

"LAUNCH is our flat fee program — one number agreed upfront, completely independent of what your home sells for. On a $600,000 home, a traditional 3% listing commission is $18,000. Our LAUNCH fee is $6,995. That's over $11,000 that stays in your pocket — and you still get full MLS exposure, professional photography, AI-targeted buyer matching, and we're at the negotiating table with you on every offer."

LAUNCH does not mean reduced service. Same marketing, same negotiation, same closing support as COMMAND. The only difference is the fee structure. Never let a prospect think they're getting less by choosing LAUNCH.

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Module 05 — Seller Programs

COMMAND.
Full Concierge.

For the seller who wants every detail handled — from staging to closing day. White-glove at a fair rate.

Estimated time: 15 minutes

Model 02 — Most Popular

COMMAND

Full Concierge

2.5% Listing Side

Everything in LAUNCH plus staging consultation, open houses, premium digital & social campaign, AI-powered buyer targeting, and priority access to the 1031 Exchange Elite investor pipeline.

Why 2.5% not 3%

The Honest Answer

We built our brokerage around technology and efficiency. That means we don't have the overhead other brokerages do — and you don't pay for overhead you don't use. On a $600K home that's $3,000 back to the seller while still receiving elite service.

The COMMAND Pitch

Script

"COMMAND is our full concierge program. You tell us your goals and your timeline, and we take care of every detail — staging guidance, professional photography, premium digital marketing, open houses, AI-targeted buyer outreach, every showing, every offer, every negotiation. You focus on your next chapter. We handle everything else. Our rate is 2.5% — which is actually below the market standard — because we've built our operations efficiently."

COMMAND vs LAUNCH — How to Help Clients Choose

Ask: "How involved do you want to be in the process?" LAUNCH clients want control. COMMAND clients want to hand it off. Help them choose based on what they actually need.

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Module 06 — Seller Programs

ACCELERATE.
Performance Bonus.

The model where agent incentives are perfectly aligned with the seller's outcome.

Estimated time: 20 minutes

Model 03

ACCELERATE

Performance Tiered

Base % + Bonus Above Target

Base commission on agreed Target Sale Price. For every dollar above that target, YDR earns a bonus % of the overage. Seller nets more. YDR earns more. Incentives locked together.

Example

Target: $600,000

Base (2%): $12,000

Sold at: $650,000

Bonus (10% of $50K): $5,000

YDR earns: $17,000
Seller nets $33K above target

The ACCELERATE Pitch

Script

"Most commission models have a problem — the agent gets paid the same whether they sell your home for $600,000 or $650,000. ACCELERATE fixes that. We agree on a target price together. We earn a base rate on that target. But for every dollar we get you above that target, we earn a bonus percentage. When we push harder and get you $50,000 over target, you keep 90% of it and we earn a performance bonus. Our incentives are locked to yours."

ACCELERATE is NOT a net listing. The total compensation is objectively ascertainable at closing. Never describe it as "we keep everything above $X." Always frame it as base commission plus a bonus % of the overage. Critical under Nevada law (NAC 645.605).

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Module 07 — Seller Programs

PIONEER.
Zero Listing Fee.

The industry disruptor. Seller pays nothing to list. YDR earns from the buyer side. No other Las Vegas brokerage can offer this at scale.

Estimated time: 20 minutes

Model 04 — The Disruptor

PIONEER

Zero Listing Fee

$0 to List

Seller pays zero listing-side commission. YDR earns exclusively from the buyer representation agreement. Only possible because YDR has an active, proprietary California relocator pipeline.

Three-Tier Structure

Tier 1 — YDR Buyer

Seller pays $0. YDR earns 2.5–3% from buyer agreement.

Tier 2 — Outside Agent

Pre-agreed reduced listing fee (1%) kicks in automatically.

Tier 3 — 30 Days No Contract

Converts to seller's elected backup program.

The PIONEER Pitch

Script

"PIONEER is our most unique program — and the one no other Las Vegas brokerage can match. Through Nevada Makes Sense, we have an active pipeline of California buyers who are already planning to move here. When you list under PIONEER, we deploy that entire pipeline on your home first — for 30 days — and if one of those buyers makes a deal, you pay zero listing commission. We earn exclusively from the buyer's side. If we don't close in 30 days, we activate the full open market. You have nothing to lose."

PIONEER Tier 1 creates dual agency. Written consent from both parties is required BEFORE any offers — NRS 645.252 and NRS 645.258. Never proceed without this signed disclosure. Escalate to the broker if you have any questions.

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Module 08 — Renter Program

Renter Concierge.
The $1,000 that changes everything.

Las Vegas's only dedicated renter service. One flat fee. Full concierge. And the beginning of every buyer relationship you'll ever have.

Estimated time: 20 minutes

Why This Is a Business Opportunity

Most Las Vegas agents ignore renters. The $1,000 retainer does two things simultaneously: funds the service and qualifies the lead. Anyone who pays $1K upfront is serious, financially capable, and almost certainly a future buyer worth $15,000–$25,000 in commission. The $1,000 today is the investment that pays off in 18 months.

The Five-Stage Process

Day 1 — Intake & Payment

Qualification call, $1K collected, Welcome Email within 60 minutes, agent assigned.

Day 2 — Needs Analysis

Deep-dive call — budget, neighborhoods, must-haves, dealbreakers, pets, credit flags. Ask the buyer score question: 1–10 likelihood to buy in 2 years.

Day 3–4 — Curated Shortlist

3–5 options maximum. Pre-screened, confirmed available. Schedule showings in one efficient block.

Day 5–7 — Showings & Summary

Agent attends every showing. Same-evening written summary with ratings, pros/cons, and recommendation.

Lease Negotiation & Move-In

Review lease before signing. Negotiate first month free, deposit, early termination, rent lock. Move-in walkthrough. 30-day check-in.

The Main Objection

"But agents are free everywhere else. Why do I have to pay $1,000?"

"You're right — agents who work for the landlord are free. But their loyalty is to the landlord, not you. We're paid by you, which means every decision we make is in your interest. Free agents show up when it's convenient for them and disappear after you sign. We're there for every showing, we review your lease, and we negotiate terms on your behalf. Most of our clients say it's the best $1,000 they spent on their move."

Required Sierra CRM Tags

RENTER-PAID — Confirms $1,000 retainer collected. Never start the search without this.
NMS-PIPELINE — Flags as Nevada Makes Sense / California relocator candidate.
BUYER-FUTURE — Marks for long-term buyer conversion sequence.
LEASE-EXP-[MONTH-YEAR] — Triggers the buyer conversion sequence automatically.
Buyer Score 1–10 — Log from intake call. Update after every touchpoint.

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Module 09 — Renter Program

The Long Game.
Renter to buyer.

The $1,000 renter retainer is not the transaction. It's the beginning of a relationship worth $15,000–$25,000.

Estimated time: 15 minutes

The Buyer Conversion Timeline

Touchpoint	Method	Goal
Day 30	Personal call or text	"How's the new place?" — relationship, not sales.
Month 3	Call or email	Reference their buying timeline. Ask for a 15-min market update call.
Month 6	Email with one market data point	Plant the seed. Mention lease expiration timing.
Month 11	Direct conversion call	Buying vs. renewing comparison. Present the numbers.

The Buyer Score System

Score 1–3

Just arrived. Nurture only — send market updates, no pressure.

Score 4–6

Open to buying but not ready. Monthly touch minimum.

Score 7–9

Actively thinking about buying. Bi-weekly contact. Invite to see properties.

Score 10

Ready to buy. Immediate transition to Active Buyer pipeline. Do not delay.

The Month 11 Conversion Script

Script

"Hey [Name] — your lease is coming up in about 30 days and I wanted to reach out before you just hit renew. At your current rent of $[X], you're paying $[Y] per year with zero equity building. I ran a quick comparison — at today's rates, a home at $[price point] would cost you roughly $[monthly payment] per month. The difference is [X], and after 5 years you'd have approximately $[equity] in built equity. I'm not telling you what to decide — but I want you to make this decision with the actual numbers in front of you."

The Business Case

At any given time, a well-managed renter pipeline of 20 clients contains 4–6 who are within 6 months of being ready to buy. At an average commission of $15,000, that's $60,000–$90,000 sitting in a pipeline you've already built.

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Module 10 — Sales Mastery

Objection Handling.
Every question has an answer.

Objections are not rejections — they are requests for more information.

Estimated time: 25 minutes

Seller Objections

"I already have an agent I've worked with before."

"I respect loyalty. Before you commit, can I ask: when you sat down with them, did they present multiple options for how you'd pay them — or just a rate? At YDR, we give every seller four different structures. If your previous agent offers the same choice, go with them. If not, it might be worth a 20-minute conversation."

"Your commission is lower — does that mean you'll do less?"

"The opposite. We charge less because we've built our operations efficiently — technology does what used to require headcount. That doesn't reduce the service, it funds it. Every listing gets professional photography, full MLS, AI buyer outreach, and negotiation support."

"We're thinking of going FSBO."

"FSBO homes consistently sell 5–8% below market. On a $600,000 home, that's $30,000–$48,000 in lost sale price. Our LAUNCH fee is $6,995. The math almost always favors having representation — and that's before we talk about the liability of negotiating your own contracts without a licensed broker."

"PIONEER sounds too good to be true."

"That's exactly the right skepticism. Here's why it works: we have a real pipeline of California buyers and 1031 investors actively looking. PIONEER is us betting on our own pipeline. If we don't find your buyer in 30 days, nothing is lost — the listing converts to standard. You can't lose. We're the ones taking the risk."

General Objections

"I've never heard of You Decide Realty."

"That's by design — we've been building before we've been marketing. We're a licensed Nevada brokerage with experienced brokers of record and an active agent team. The fact that we're not the biggest name means we have something to prove — and that works in your favor. We are not going to coast on brand recognition."

"I want to think about it."

"Absolutely — this is a significant decision. Can I ask what specifically you want to think through? Sometimes there's a specific concern I can address right now, and other times you genuinely just need a few days. I want to make sure you have everything you need to make the right call."

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Module 11 — Sales Mastery

Scripts Library.
Ready to deploy.

These scripts are frameworks, not handcuffs. Know them well enough to make them your own.

Estimated time: 20 minutes

The Listing Appointment Opener

First 60 Seconds at Every Listing Appointment

"Before I show you anything about what we do, I want to spend a few minutes understanding your situation. Every seller is different — different timeline, different motivation, different priorities. The program that's right for your neighbor might be completely wrong for you. So can I ask you a few questions first?" [Run the five discovery questions.] "Based on what you've told me, here's what I think makes the most sense for you — and here's why."

The Four-Model Presentation

Presenting All Four Models

"We offer four ways to sell. Most brokerages offer one — take it or leave it. LAUNCH is our flat fee program — one number, not tied to your sale price. COMMAND is our full concierge at 2.5% — we handle everything. ACCELERATE ties our incentives directly to yours — base rate on your target price, plus a bonus for every dollar we get you above it. PIONEER is our most unique option — $0 listing fee. We try to sell your home through our buyer pipeline first. Based on what you've told me, I think [X] is the right fit — and here's specifically why."

The Cold Lead Re-Engagement Script

Calling a Lead Gone Cold (30+ days)

"Hey [Name], this is [Agent] from You Decide Realty. We connected a while back when you were [situation]. I'm not calling to push anything — I just wanted to check in and see how things are going. The market has moved since we last talked and there are a couple of things I think are worth you knowing. Do you have about five minutes?"

The NMS California Prospect Script

First Contact with a California Relocator Lead

"Hi [Name], this is [Agent] from You Decide Realty — you came through our Nevada Makes Sense platform. First: you're asking exactly the right questions. The California-to-Nevada move is one of the smartest financial decisions a family can make right now. Can I ask — where are you in the thinking? Are you actively planning the move, or still in research mode? [Listen.] Here's what I'd love to do: let me show you what your current California equity actually buys in Las Vegas right now. I can have that in front of you in 24 hours."

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Module 12 — Compliance & Ethics

Compliance.
Non-negotiable.

This is the module that protects your license, your clients, and the brokerage.

Estimated time: 20 minutes

The Laws That Govern Your Work

NRS Chapter 645

Nevada License Law

Covers compensation disclosure, advertising, fiduciary duties, and grounds for license revocation. Know the key sections. Violating NRS 645 can cost you your license.

NAR Post-Settlement Rules

August 2024 — Active Now

Buyer must have a signed written Buyer Rep Agreement before touring any property. Offers of compensation may not be made via MLS. Seller not required to offer buyer agent compensation.

NRS 645.254

Compensation Negotiability

Commission rates are not fixed by law and are fully negotiable. You must disclose this in writing before any listing agreement is signed.

NRS 118A

Nevada Tenant Rights

For renter clients. 24-hour landlord entry notice (NRS 118A.330). Security deposit return within 30 days of move-out (NRS 118A.360). Know these before lease review appointments.

Critical Rules — Know These Cold

Buyer Agreement Before Touring: No exceptions. NAR post-settlement requirement.
Dual Agency Disclosure: PIONEER Tier 1 requires written consent BEFORE any offers — NRS 645.252.
Compensation Negotiability: NRS 645.254 disclosure in every listing and buyer agreement.
No Net Listings: ACCELERATE is bonus-on-overage, not a net listing — NAC 645.605.
Advertising: All advertising must include brokerage name and license number.
1031 Tax Advice: You are NOT a tax advisor. Always refer to CPA and qualified intermediary.
Material Facts: Any known material defect must be disclosed. When in doubt, disclose.

If you are ever unsure whether something is compliant, STOP and ask the broker before proceeding. The cost of asking is zero. The cost of a compliance violation can be your license.

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Module 13 — Your Success Plan

Your Success Plan.
Build something that lasts.

Training is the beginning. This is how you turn everything you've learned into a career.

Estimated time: 15 minutes

The YDR Agent Success Formula

Know the Product

You just completed 13 modules. Four models, three brands, a renter pipeline, a buyer conversion system. Every agent at a competing brokerage can describe their one commission rate. You can describe the whole ecosystem.

Work the Pipeline

Sierra CRM is not a contact list — it's a business. Every renter is a future buyer. Every buyer is a future seller. Log every touchpoint. Build the pipeline.

Represent the Brand

You are You Decide Realty every time you walk into an appointment, take a call, or send an email. Every interaction either builds this brand or erodes it.

Your 90-Day Launch Plan

Period	Focus	Target Activity
Days 1–30	Foundation	Complete training. Know all 4 models cold. Learn Sierra. Shadow 3 listing appointments.
Days 31–60	Pipeline Building	5 active renter clients. 2 listing presentations. 1 NMS California lead worked.
Days 61–90	First Closings	First transaction closed. 10 renter clients in pipeline. Referral request made to every closed client.

The Numbers That Matter

Active renter clients = pipeline full

4–6

Ready to buy within 6 months

$15K

Average buyer commission

$90K

Pipeline value at 6 closings

Training Complete.

Your Choice. You Decide.

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Welcome toYou Decide Realty.

The Brand Ecosystem.Three brands. One mission.

Who We Serve.Know your client.

LAUNCH.AI-Powered Flat Fee.

COMMAND.Full Concierge.

ACCELERATE.Performance Bonus.

PIONEER.Zero Listing Fee.

Renter Concierge.The $1,000 that changes everything.

The Long Game.Renter to buyer.

Objection Handling.Every question has an answer.

Scripts Library.Ready to deploy.

Compliance.Non-negotiable.

Your Success Plan.Build something that lasts.

Welcome to
You Decide Realty.

The Brand Ecosystem.
Three brands. One mission.

Who We Serve.
Know your client.

LAUNCH.
AI-Powered Flat Fee.

COMMAND.
Full Concierge.

ACCELERATE.
Performance Bonus.

PIONEER.
Zero Listing Fee.

Renter Concierge.
The $1,000 that changes everything.

The Long Game.
Renter to buyer.

Objection Handling.
Every question has an answer.

Scripts Library.
Ready to deploy.

Compliance.
Non-negotiable.

Your Success Plan.
Build something that lasts.