The list I've built over seven years of watching who shows up.
Introductions are free, and you don't have to be buying anything to ask for one.
A good referral network is the difference between 'you can't buy yet' and 'here's who fixes that, and here's roughly how long it takes'.
These are people I've worked alongside repeatedly. If one of them ever treats you badly, I want to know, because my name goes out with every introduction.
Tell me which category you need and I'll make the introduction personally, with context, so you're not starting from scratch on the phone.
Who does what, and when to call them
Lenders
Loan officers who will take a call from someone who isn't buying this year, run the numbers honestly, and tell you what would need to change.
When Talk to one before you look at a single house. It costs nothing and it changes everything.
Credit repair and counselling
People who can look at a report, tell you which items are worth disputing, and give you a realistic timeline instead of a sales pitch.
When If your score starts with a 5 or a low 6, this is the first call.
Down payment assistance
Maryland and Pennsylvania both run programs that most buyers never hear about. I know which ones apply where, and who processes them well.
When Before you assume you need twenty percent. You almost certainly don't.
Home inspectors
Inspectors who will crawl the space, explain what they found in words you can use, and won't rush you through the report.
When Under contract, and never skipped to win a bidding war without a serious conversation first.
Contractors and trades
Roofers, HVAC, electricians, plumbers, painters. The list I actually use, built over seven years of watching who shows up and who doesn't.
When Before listing, after inspection, or three years into owning the place. You keep the list either way.
Title and settlement
Title companies on both sides of the state line who handle a two-state transaction without drama.
When Once you're under contract, and yes, you get to choose.
Insurance
Agents who will quote homeowners and flood before you're under contract, so the number in your budget is a real one.
When During your loan application, not the week of settlement.
Movers, cleaners and stagers
The unglamorous end of the list, and the part people leave until it's too late to book anyone good.
When Three weeks out, minimum.
Tell me what's in the way and I'll tell you who fixes it.
One message is enough. I'll point you at the right person, and I'll follow up to make sure they looked after you.