seller-profiler - SKILL.md Agent Skill

name: seller-profiler description: Profiles motivated sellers to determine pain points, urgency level, and optimal negotiation approach. Identifies seller type from listing language — retiree, estate/probate, tired landlord, distressed, institutional — across any asset class. Use when user says "profile this seller", "analyze seller motivation", "who is the seller", "how motivated are they", "what is the seller situation", "how should I approach this deal", "what is driving this listing", or "rate seller motivation". allowed-tools: Read, Write, Glob, Grep, WebSearch metadata: author: Deal Intelligence version: 2.0.0 category: workflow-automation tags: [seller-profiling, motivation, negotiation, behavioral-psychology]

Seller Profiler

Analyzes listing data to profile seller motivation, urgency, and optimal approach strategy. Works for any asset class — real estate, businesses, land, notes.

Instructions

Step 1: Load Listing Data

Read from data/processed/ or accept URL/description from user.

Extract: listing description, DOM, price history, broker vs. FSBO, asset type, condition language.

Step 2: Identify Seller Type

Match signal patterns to type:

Type A: Retiree / Exiting Owner

Signals: "retiring", "after X years", "ready for next chapter", "owner operated"
Pain: Tax hit from lump sum. Wants income continuity, not event.
Angle: "You become the bank — monthly checks, no tax event."

Type B: Estate / Probate

Signals: "estate sale", "trust", "heirs", "court approval"
Pain: Multiple decision-makers. Want fast, clean exit.
Angle: "Simplest possible close. Full price. No bank delays."

Type C: Tired Landlord / Operator

Signals: Long DOM (180+), deferred maintenance, "as-is", multiple price cuts
Pain: Done managing. Wants relief above maximum price.
Angle: "You walk away clean. We take over everything."

Type D: Distressed / Forced

Signals: "must sell", "motivated", pre-foreclosure, tax default, divorce
Pain: Needs to transact on timeline. Stuck.
Angle: "I don't need a bank. We close on your timeline."

Type E: Institutional / Corporate

Signals: Professional language, LLC/corp seller, broker-only, portfolio sale
Pain: Fiduciary duty. Needs clean, defensible transaction.
Angle: Full-price offer, no contingencies, minimize their liability.

Type F: Investor Exit

Signals: "portfolio sale", "1031 exchange", multiple properties together
Pain: Tax strategy driven. Timeline matters.
Angle: Match their exchange timeline, clean terms.

Step 3: Score Motivation Level (1-10)

Start at 1. Add points:

Each 30 days DOM over 90: +1 (max +4)
Each price reduction: +1 (max +3)
"Must sell" or "motivated" language: +2
Estate/retirement signals: +2
Owner financing already offered: +1
Vacancy or declining occupancy: +1

Rate urgency: 1-4 = LOW | 5-6 = MEDIUM | 7-8 = HIGH | 9-10 = EXTREME

Step 4: Recommend Deal Structure

Type A (Retiree): Owner finance. Monthly income. Low down. IRC 453 installment sale.
Type B (Estate): Cash or simple seller carry. Speed over terms.
Type C (Tired): Fast close. As-is. Seller carry to reduce friction.
Type D (Distressed): Solve their specific timeline problem. Maximum flexibility.
Type E (Institutional): Full price. Clean terms. No contingencies.
Type F (Investor): Match 1031 timeline. Clean close.

Step 5: Output Seller Profile

{
  "sellerType": "Type A — Retiree",
  "motivationScore": 8,
  "urgency": "HIGH",
  "primaryPain": "one sentence — what drives this sale",
  "recommendedAngle": "one sentence — how to frame the offer",
  "dealStructureFit": "owner finance / auction / cash / creative",
  "openingLine": "first thing to say — leads with their pain",
  "keyTalkingPoints": [],
  "avoid": "what NOT to say to this seller type",
  "leveragePoints": []
}

Save profile to deal record and to data/processed/profiles/[deal-id].json.

Examples

Example 1: Profile from URL

User: "profile this seller [URL]" Actions: Fetch listing → analyze signals → classify → score → output profile Result: Full seller profile with opening line and structure recommendation

Example 2: Profile top deals

User: "profile all HOT deals" Actions: Load HOT tier from data/processed/ → profile each → save profiles Result: Profile file per HOT deal

Example 3: Quick motivation check

User: "how motivated is the seller on the Nevada City property" Actions: Find matching deal → score motivation → return score + urgency rating Result: "Motivation: 8/10 — HIGH. Estate sale, 220 DOM, 2 price cuts."

Error Handling

No description available: Use DOM + price history only — note "limited data, estimate only"
Broker-only listing: Profile broker type + flag "seller profile requires direct contact"
Auction listing: Generate "auction bidder strategy" instead of seller profile

References

references/seller-types.md — Full signal library per seller type
references/deal-structures.md — Structure recommendation per seller type
references/behavioral-science.md — Psychology behind each type