INDEPENDENT CONTRACTOR AGREEMENT
The following Independent Contractor Agreement is for THE NATIONAL JK PRIVATE
CLIENT TEAM (“Agreement”) and is in addition to the separately signed Independent
Contractor Agreement by and between both parties, and incorporated herein by reference. This
Agreement is made on [DATE] (the “Effective Date”).
- (1) “ ” (or “TEAM”)
c/o _ its Managing Member
ADDRESS - (2) (“TEAM MEMBER”)
RECITALS
Whereas, JK Realty, LLC, is an Arizona Limited Liability Company in Gilbert, Arizona that
provides real estate services and is a team of licensed real estate salespersons and enjoys the
goodwill and reputation for fair dealing with the public. The TEAM works in Rome Towers
Suite 501, equipped with the latest technology, and is fully staffed for rendering high quality real
estate services to the public;
Whereas, TEAM MEMBER is an individual who is a licensed real estate salesperson with JK
REALTY and performs high quality real estate services and desires to provide the TEAM with
such services and has the necessary equipment, training, expertise, professional certifications to
do so. TEAM MEMBER agrees to abide by all policies and procedures as set forth therein,
including any subsequent modifications. TEAM MEMBER acknowledges that the JK Realty,
LLC’s Policy and Procedure Manual are available for review.
Whereas, the Parties wish to set forth in writing the terms and conditions of their agreement and
understanding with respect to their relationship
Now therefore, in consideration of the mutual covenants and conditions herein contained, the
parties hereto agree as follows:
- Recitals.
The recitals set forth above are an integral part of this Agreement and, therefore, are incorporated
by reference into this Agreement as if fully set forth herein. - Appointment.
2.1 TEAM MEMBER agrees to accept such appointment on the terms and conditions
herein. The terms include the following:
(i) TEAM MEMBER will work exclusively with sellers and buyers generated by
and/or approved by The TEAM.
(ii) TEAM MEMBER will work diligently and employ best efforts to sell real
estate on behalf of The TEAM and shall conduct business in a manner so as to
maintain and increase the goodwill and reputation of The TEAM.
(iii) All real estate contracts with which the TEAM MEMBER has worked will be
reported to the MLS with Kala Laos as the primary broker, and TEAM
MEMBER as the sales person.
(iv) TEAM MEMBER must comply with all laws, and rules, and regulations
governing real estate agents as enacted by the Southeast Valley Regional
Association of Realtors (“SEVRAR”) and National Associations of
REALTORS (“NAR”).
(v) TEAM MEMBER must maintain current licensing, education, dues, and fees
as a REALTOR in the AAR and NAR consistent with industry standards.
2.2 The parties agree that TEAM MEMBER is being appointed as an independent
contractor of JK REALTY, LLC and is not a partner, joint venture or employee of
JK REALTY, LLC. As an independent contractor, TEAM MEMBER agrees and
acknowledges that all buyers and sellers or prospective buyers and sellers are and
shall be buyers and sellers or prospective buyers and sellers of JK REALTY, LLC
and not of the appointed TEAM MEMBER. As an independent contractor, TEAM
MEMBER does not have the authority or right to make any contracts or commitments
on behalf of JK REALTY, LLC, except as may be specifically authorized by this
Agreement.
2.3 The Team will provide the following support services and for the benefit of TEAM
MEMBER
(i) Staff and Administrative Support – Client Care
(ii) Lockboxes
(iii) Office Space and Technology
(iv) Advice and Assistance related to marketing Real Estate
(v) Advice and Assistance related to professional development in Real Estate
Sales
(vi) Access to The TEAM’S listings for the purpose of holding “Open Houses”
(vii) Consultations on sales transactions
(viii) Mentoring
(ix) Yard Signs, Open House Signs, and Custom Riders
(x) Buyer and seller leads using the pond system
(xi) CINC Lead Generation Systems/Supplies/Custom transaction plans
(xii) Printing and copying
(xiii) Listing Marketing
(xiv) Farm Geographical Facebook Ads
(xv) Videography, Producing, Directing and Editing
(xvi) Team Social Media management to include YouTube, Facebook, Instagram,
and Twitter
(xvii) Farming and Client Appreciation event support
2.4 TEAM MEMBER will receive and be responsible for managing and servicing all
buyer leads, from lead to appointments, to buyers, to listings and closings, and follow
up and post-sale lead generation. The TEAM’S buyer and seller leads will go into the
CINC TEAM pond and be moved into a buyer’s specialist lead pool upon helping the
lead set up property alerts and setting an in person appointment or having a strong
“what and why” conversation with a scheduled follow up call. Team members will be
allowed 20 team leads in their lead pool at one time and 5 long term nurtures. Team
members will write detailed notes about the conversation they had with the client
including a strong what and why. If the Team member wishes to remove the lead
from the pond they will tag the team leader Jason or Kala Laos and they will make
the call to remove the lead from the pond and assign it to you.
- Compensation and Payment
3.1 The terms of compensation as set forth herein supersede the previous signed
Independent Contractor Agreement between JK REALTY, LLC, and TEAM
MEMBER.
3.2 The TEAM will not be bound to pay any fees to TEAM MEMBER for performance
of above-described services other than the commission split and fees described under
COMMISSION SCHEDULE attached hereto and incorporated herein as Exhibit A.
3.3 Except as otherwise agreed by the Parties, TEAM MEMBER shall be responsible for
paying all of their own “out of pocket” expenses and shall not be entitled to
reimbursement from The TEAM. - Protective Covenants
4.1 Beginning on the Effective Date and for a period of one (1) year from the termination
of this Agreement, TEAM MEMBER shall not use for any purpose or disclose to any
person or entity any Confidential Information acquired by TEAM MEMBER during
the Term of this Agreement. The term “Confidential Information” as used in this
Agreement is defined as any matter, item, or material which is not generally known or
available to the public or the industry and in which The TEAM has a legitimate
proprietary interest. Confidential Information includes but is not limited to the
following: pricing lists, sales invoices, customer lists, customer contact lists, customer
profiles and data compilations, lead generation systems, vendor lists, referral sources,
compensation data, business practices, management philosophies, marketing plans
and strategies, business plans, plans for services development, market studies,
financial reports, business projections, and methods of operation.
4.2 Beginning on the Effective Date, and for a period of one (1) year from the
termination of this Agreement, TEAM MEMBER shall not, directly or indirectly,
either on TEAM MEMBER’S own account or for any person, firm, partnership,
corporation, or other entity:
(i) solicit, interfere with, or endeavor to cause any employee or independent
contractor that worked for The TEAM during the Term of the Agreement to
leave The TEAM; or
(ii) Compete for, solicit, divert, or take away any customer or referral source of
The TEAM whom was acquired during the Term of the Agreement.
4.3 TEAM MEMBER acknowledges and agrees that The TEAM shall be entitled to
injunctive and other equitable relief in the event of, or to prevent, a breach of any
provision of this Agreement. All of The TEAM’S remedies shall be cumulative and
the pursuit of one remedy shall not be deemed to exclude any other remedies. In the
event TEAM MEMBER breaches any of the provisions of this Agreement, then the
term of each provision that has been violated shall be automatically extended for a
period of one (1) year from the date that Contractor permanently ceases violating said
provision.
4.4 TEAM MEMBER has carefully read and considered the provisions of this Agreement
and, having done so, understands, acknowledges and agrees that: (i) TEAM
MEMBER is familiar with the covenants set forth herein; (ii) TEAM MEMBER is
fully aware of the duties, responsibilities, obligations, and liabilities imposed upon
TEAM MEMBER; (iii) said covenants shall not affect TEAM MEMBER’S ability to
make a living; and (iv) the remedies provided herein are fair and reasonable and are
necessary for the protection of The TEAM’S interests.
4.5 The covenants set forth in this Agreement shall be deemed to be a series of separate
covenants. Should a determination be made by a court of competent jurisdiction that
the character, duration, or geographical scope of any covenant herein is unreasonable
in light of the circumstances as they then exist, then it is the intention and agreement
of the parties that the terms of this Agreement shall be modified and/or construed by
the court in such a manner as to impose only those restrictions on the conduct of
TEAM MEMBER which are reasonable in light of the circumstances as they then
exist and as are necessary to assure The TEAM of the intended benefit of this
Agreement. The provisions of this Agreement shall be deemed severable, and the
invalidity or unenforceability of any one or more of the covenants shall not affect the
validity or enforceability of any one or more of the other remaining covenants herein.
4.6 TEAM MEMBER is required to disclose any outside activities or interests that
conflict or may conflict with the best interest of The TEAM. Prompt disclosure is
required under this paragraph if the activity or interest is related directly or indirectly,
to: (i) A product or product line of The TEAM. (ii) Any activity that TEAM
MEMBER may be involved with on behalf of The TEAM.
4.7 TEAM MEMBER acknowledges TEAM MEMBER’s obligation to obtain
appropriate insurance coverage for the benefit of TEAM MEMBER. TEAM
MEMBER waives any rights to recovery and holds harmless The TEAM for any
injuries that TEAM MEMBER may sustain while performing services under this
Agreement and that are a result of the negligence of The TEAM or TEAM
MEMBER’s employees.
- Indemnification
TEAM MEMBER agrees to indemnify, hold harmless and defend The TEAM, including
its owners, members, and officers from and against all liabilities, obligations, claims,
damages, penalties, causes of action, costs and expenses (including reasonable attorney
fees) arising out of, or relating to: (i) any breach of this Agreement by TEAM MEMBER
or TEAM MEMBER’S designated representative or agent; (ii) any claim for breach of
warranty based upon any warranty given or purportedly given by TEAM MEMBER or
TEAM MEMBER’S designated representative or agent, which was not authorized by The
TEAM; and (iii) any third party claim related to real estate services carried out by TEAM
MEMBER or TEAM MEMBER’S designated representative or agent. As a condition to
such defense and indemnification, The TEAM will provide Contractor with prompt
written notice of the claim and permit TEAM MEMBER to control the defense,
settlement, adjustment or compromise of any such claim. The TEAM may employ
counsel at its own expense to assist it with respect to any such claim; provided; however,
that if such counsel is necessary because of a conflict of interest or because TEAM
MEMBER does not assume control, TEAM MEMBER will bear the expense of such
counsel. - Term and Termination
6.1 The Agreement shall have a one (1) year term from the Effective Date (the “Initial
Term”) and shall automatically renew for successive one (1) year terms (“Renewal
Terms” and collectively with the Initial Term, the “Term”), unless either party
provides the other written notice of its intent not to renew this Agreement within sixty
(60) days prior to the end of the then-current term.
6.2 This Agreement may be terminated by either party upon 30 (thirty) days’ written
notice to the other party or at such time the TEAM MEMBER transfers from The
TEAM or removes license from BROKERAGE, but the rights of the parties to any
fees which accrued prior to termination shall not be divested by the termination of
this agreement. Should this Agreement terminate for any reason, any commission
split later due TEAM MEMBER on fees collected after the termination date for
transactions generated prior to termination shall be paid at the commission split that
was submitted to BROKERAGE, provided that BROKERAGE actually receives the
sales fees.
6.3 Upon termination, all obligations and responsibilities of the parties hereto shall end;
provided, however, that all obligations by their terms or nature extending beyond this
period shall survive the termination of this Agreement. Notwithstanding the
foregoing, upon termination: (i) The TEAM shall only be obligated to pay
commissions that became due to TEAM MEMBER prior to the date of termination;
(ii) within seven (7) days of the date of termination, TEAM MEMBER shall return to
The TEAM all software, equipment, and Confidential Information of The TEAM in
its possession; and (iii) the provisions of Paragraphs 4 and 5 shall survive the
termination of this Agreement.
6.4 In the event TEAM MEMBER leaves The TEAM, for any reason, The TEAM shall
retain the right to use any materials using the name, photograph, or video of TEAM
MEMBER.
6.5 All contacts, sphere, and client information are the property and will remain the
property of JK REALTY, LLC. The TEAM MEMBER’S personal sphere (not to
overlap the sphere of the Team, new clients, the Team’s neighborhood farms) will
remain with TEAM MEMBER after terminating this Agreement, but for each closing
resulting from that sphere in the six months after terminating this Agreement, the
TEAM MEMBER will owe the Team a 25% referral for each transaction.
- Miscellaneous.
7.1 The Agreement shall not be binding until it has been signed by the Parties. This
Agreement contains the entire agreement and understanding between the Parties and
supersedes all prior agreements, negotiations, representations or understandings;
whether written or oral, with respect to the subject matter of this Agreement. The
Parties represent and warrant that there is no statement, representation, covenant,
inducement, or promise; whether written or oral, that has been made by any of the
Parties, which is not included in this Agreement. The Parties further represent and
warrant that in entering into this Agreement, the Parties are relying solely upon the
information contained in this Agreement and not in reliance upon any other
information.
7.2 Subject to the provisions herein, no amendment or modification hereof shall be valid
or binding upon the Parties unless made in writing and signed by all Parties. None of
the terms, covenants, and conditions of this Agreement can be waived except by
written consent of the party waiving compliance. All of the terms of this Agreement
shall be binding upon and inure to the benefit of the Parties hereto and their
respective heirs, if any, successors and assigns. TEAM MEMBER obligations under
this Agreement may not be assigned or transferred to any other person, firm, or
corporation without the prior written consent of JK Realty on behalf of The TEAM. If
any section of this Agreement is found by competent authority to be invalid, illegal,
or unenforceable in any respect for any reason, the validity, legality, and
enforceability of any such section in every other respect and the remainder of this
Agreement shall continue in effect so long as the Agreement still expresses the intent
of the parties.
7.3 All notices, requests, consents, and other communications required or permitted to be
given hereunder shall be in writing and shall be deemed to have been duly given if
delivered personally or mailed first-class, postage prepaid, certified mail, return
receipt requested, to the address of the Party listed in this Agreement or otherwise
provided by the Party.
7.4 Each Party represents and warrants that it has been represented by counsel, or had the
opportunity to be represented by counsel, as to the negotiations of and execution of
this Agreement.
7.5 This Agreement shall be governed by and construed under applicable federal law and
the laws of the State of Arizona. If there is any suit, claim, action, or proceeding
arising out of or relating to this Agreement, the Parties expressly agree that
jurisdiction and venue shall be fixed in Maricopa County, Arizona, and the prevailing
party shall be entitled to receive from the other party reasonable attorney fees, costs,
and expenses.
7.6 This Agreement may be executed and delivered in person, by email (PDF format), or
U.S. Mail, proper postage paid, and in two or more counterparts; each of which shall
be deemed an original, but all of which together shall constitute one and the same
instrument.
- RESULTS INHERENT IN THIS POSITION
(i) To acquire customers through prospecting and/or incoming leads.
(ii) To assist in all aspects of the sales process through communication and consistent
follow-up and showing homes, assist customers to find the home of their choice and
negotiate a successful contract.
(iii) To work in conjunction with office staff to oversee contract to closing.
(iv) The purpose of this TEAM is to create a working environment where everyone works
as a team and provides a lucrative income for its members, while “building careers
worth having, living a life worth living, and owning businesses worth owning.” Team
members will rely on each other to be able to conduct their business and still be able
to be who we need to be to our families, friends, and communities.
Attached hereto and incorporated herein as a part of this Agreement are the following:
EXHIBIT “A”: COMMISSION SCHEDULE AND BONUS STRUCTURE
EXHIBIT “B”: INDEPENDENT CONTRACTOR AFFIDAVIT
EXHIBIT “C”: MINIMUM STANDARDS OF TEAM MEMBER
EXHIBIT “D”: STANDARD BEHAVIORS OF TEAM MEMBER
EXHIBIT “E”: TEAM TRANSACTION COORDINATOR
EXHIBIT “F”: RECOMMENDED DAILY, MONTHLY WORK HABITS AND
COMMITMENTS
EXHIBIT“G”: AD SPEND, MONTH DEDICATED RESOURCES, & BUDGET
In Witness Whereof, LEGAL JK REALTY, LLC and Independent Contractor respectfully
executed and delivered this Independent Contractor Agreement for Exclusive Buyer Specialist.
JK REALTY, LLC Independent Contractor
(“The TEAM”) (“TEAM MEMBER”)
By: NAME: _
Its: Managing Member
COMMISSION SCHEDULE FOR TEAM MEMBER
EXHIBIT “A”
JK REALTY, LLC will direct commission payments to TEAM MEMBER as set forth below.
For the purposes of this Agreement, sales fees and selling agent bonuses generated by the TEAM
MEMBER means fees actually received by BROKERAGE for sales of homes generated by the
TEAM MEMBER.
COMMISSION SPLITS
All commission reductions or discounts shall be approved by JK, prior to any discussions with
the client. All paperwork and guidelines set by BROKERAGE must be followed and adhered to,
with paperwork turned into BROKERAGE in order to process payments.
TEAM member transactions will be paid at the following split:
(i) If the TEAM MEMBER should have 4 or more TEAM SALES in one month, TEAM
MEMBER will then receive a 10% extra commission split on the 4 th , and each
following, successful closing. This restarts on the 1 st of the next month.
(ii) Agent’s sphere buyers and sellers commissions paid to JK are eligible against Team
members’ yearly cap. All Team sales to include Farms, Expireds, FSBO’s, CINC
leads, and other company generated leads are not eligible.
Source JK Agent Total
Agent’s Sphere Buyer 40% 60% 100%
Agent’s Sphere Seller 40% 60% 100%
TEAM’S Sphere 50% 50% 100%
Exp, FSBO’s, TEAM Farms 50% 50% 100%
CINC Buyer Lead 50% 50% 100%
CINC Seller Lead 50% 50% 100%
INDEPENDENT CONTRACTOR AFFIDAVIT
EXHIBIT “B”
I, ______________, SWEAR (OR AFFIRM) THAT:
a) I have paid and will pay future license fees and membership dues and all my automobile
costs.
b) I have paid and will pay future expenses in connection with obtaining and selling clients
without receiving reimbursement from The TEAM
c) I have not/nor will I receive a minimum salary.
d) I have paid and will pay future federal, FICA and state (if applicable) taxes.
e) My association with The TEAM may be terminated by either party per the terms above,
but the rights of the parties to any fees which accrued prior to the said termination shall
not be divested by the termination of this Agreement. The TEAM may set tasks, define
the objectives, and specify results to be achieved but the mode and manner of
accomplishment must be left to me. TEAM MEMBER shall not be treated as an
employee with respect to the services performed hereunder for federal tax purposes.
Date:
Independent Contractor
(“TEAM MEMBER”)
Name: _
Subscribed and sworn to before me this _ day of ________, 2017 Notary Public
MINIMUM STANDARDS OF TEAM MEMBER
EXHIBIT “C”
TEAM MEMBER acknowledges that the following are expectations for performing
services on behalf of The TEAM and further acknowledges that The TEAM cannot control
the manner and method of how services are performed. With that understanding, The
TEAM expects the following minimum standards:
- Provide update on a weekly basis for active, pending, and working leads Monday
morning. Daily updates will be given at scheduled team hustle huddles. - Prospect for new customers:
(i) Minimum of 5 SPHERE phone calls made per week
(ii) Minimum of 5 “thank you”, or note cards per week
(iii) Follow up on new contacts - Provide support to The TEAM
(i) Participate in all Team farming projects in neighborhood farms
(ii) Help with video days and team prospecting events
(iii) Encourage and praise each other for sticking to the process - Follow The TEAM’S recommended work habits in Addendum F
- Show property to buyer
- Preview Properties
(i) Know The TEAM inventory of homes
(ii) Know the new home inventory
(iii) Know The TEAM’S farm inventory - Write contracts.
(i) Minimum of 2 accepted sales contracts per month starting 90 days from joining
the team.
(ii) Addendums as needed - Negotiate contracts.
- Communicate via CINC and Email with The TEAM’S transaction coordinator.
- Track and Report numbers.
- Attend inspections and negotiate thereof as needed.
- Provide leads for The TEAM listings
(i) Contact For Sale By Owners and Expireds (as part of weekly contact goals)
(ii) Use For Sale By Owner and Expired scripts - Attend seminars, listen to podcasts, and read books with the intent of always looking for
new and innovative ways to increase production, automate your business, and balance
your life. - Study streets, price ranges, subdivisions, floor plans, and new home projects in the
community and become familiar with them. - Prioritize work with income producing activities being the primary focus.
- Maintain a buyer inventory.
(i) Label buyers using Commission’s INC labeling system of P1, P2 and P3
(ii) Use scripts and dialogs on sales calls as needed to close the sale - Provide staff assistance when necessary.
- Practice scripts and role play on a daily and then weekly basis.
- Keep a prospecting journal and write a paragraph per day of at least 1 thing you could of
done better or more efficient during your prospecting. - Attend and participate in TEAM meetings.
- Communicate with clients on a regular basis promoting our services so we can be known
as the agents who keep their promises and keep their customers informed through
communication. - Respond to all calls the same day if received prior to 6pm. If received after 6pm, respond
prior to noon the following day. - Conduct Buyer Presentations
(i) Individual Buyers
(ii) Buyer Seminars (if/when scheduled) - Conduct Seller Presentations
- Plan, Market, and Hold 2 open houses per month at Team’s or other JKers listings.
JK REALTY, LLC Independent Contractor
(“The TEAM”) (“TEAM MEMBER”)
By: OWNER Name:
Its: Managing Member
STANDARD BEHAVIORS OF TEAM MEMBERS
EXHIBIT “D”
TEAM MEMBER acknowledges that the following are expectations for performing
services on behalf of The TEAM and further acknowledges that The TEAM cannot control
the manner and method of how services are performed. With that understanding, The
TEAM expects the following standard behaviors:
(i) Be nice.
(ii) Be on time.
(iii) Have a sense of urgency always.
(iv) Pay the upfront price, and do the right thing always.
(v) The results of the team will be given the highest priority.
(vi) All work will be performed according to the policies and standards of JK Realty.
(vii) All work will be performed in accordance with all government laws, regulation,
ordinances, and court rulings in those jurisdictions in which this office operates.
(viii) Those performing the work will be asked for input prior to any work process revision.
(ix) This office will achieve the highest possible degree of standardization in the work
performed.
(x) Action Plans will be performed in a routine, coordinated manner so as to continually
duplicate desired results.
(xi) Staff assistance will be provided to create standardization, plans, and processes.
(xii) Team will provide a transaction coordinator to provide services in Addendum E
(xiii) Steps of service, office rules, and office policies will be adhered to in all decisions.
(xiv) Deadlines will be met on the time and day set.
(xv) Deadlines, dates, and times will be set for each project being done by the individual
doing them.
(xvi) A positive attitude will be maintained at all times while in the office and in working
with customers and clients.
(xvii) Techniques of mirroring, pacing, matching, and leading will be used in
communications with others.
(xviii) New leads will be called 2 times per day for 10 business days or until contact is made.
(xix) All internet leads will not be left voicemails but will be tagged with a reminder to call
at another time.
(xx) All new internet leads will be called within 5 mins of coming in. If not answered or
sent to voicemail Team member will hang up and call again immediately.
(xxi) All work will be completed in a timely fashion.
(xxii) Negative people and situations will be avoided.
(xxiii) Personal information about clients, customers, employees, staff, etc., is to be kept
confidential.
(xxiv) The philosophy of The TEAM will be promoted at all times.
(xxv) The phrase “AWESOME” shall be used, in an upbeat manner when anyone asks how
this office/team is doing.
(xxvi) Business actions will be in conformity with the JK Vibe
(xxvii) Clients will be made to feel important in every way.
(xxviii) A high standard of integrity shall be maintained.
(xxix) The Team’s “Scripts, Dialogs, and Strategy” will be used.
(xxx) All reviews and discussions involving personnel will be kept confidential.
(xxxi) TEAM MEMBER is to become an expert in the real estate transaction, negotiations,
mortgage lending, appraisals, home inspections, and objection handling on phone
calls or presentations.
JK REALTY, LLC Independent Contractor
(“The TEAM”) (“TEAM MEMBER”)
By: OWNER Name:
Its: Managing Member
TEAM TRANSACTION COORDINATOR
EXHIBIT “E”
The TEAM will have a transaction coordinator take the client from accepted contract to closing.
The agent will attend the last 30 mins of the property inspection, complete the BINSR process,
and stay in communications with client. The transaction coordinator will complete the following.
Listing Side (Listing to Contract)
- Assistance with preparing listing materials: pre-listing presentation, listing agreement,
sellers disclosures, comparative market analysis, pull online property profile, research old
multiple listing service (MLS) listings, order title report etc. - Start the seller on what to expect when selling your home plan via CINC.
- Create a sky slope file and submit all necessary documentation for file compliance.
- Order post/signs/lockbox/photos/videos/aerials/matter port/initial cleaning etc.
- Coordinate with sellers all property photos, matter port, videos, aerials, staging, repairs,
cleaning, signage, lockbox, access requirements & marketing activities. - Provide proactive weekly feedback to sellers regarding all showings and marketing
activities and call client to confirm receipt and answer any questions. - Help coordinate open houses and broker open houses.
- Input all listing information into MLS and marketing websites and update as needed.
- Create a text responder on the CINC platform.
- Input all necessary information into CINC database.
Transaction Coordinator (Contract to Closing) - Start the buyer on what to expect when buying a home plan video campaign via CINC.
- Start the cooperating agent on the JK TEAM bomb video campaign explaining our
process, introducing the team, and instructing them who they should reach out to during
the transaction. - Create a sky slope file, open escrow, and submit all necessary documentation for file
compliance. - Call and/or email other parties when documents are missing and follow up.
- Ensure escrow has been opened and all parties have received the appropriate documents.
- Create and maintain calendar of events and detailed task lists.
- Monitor compliance with contract terms and deadlines.
- Oversee all aspects from executed purchase agreement to closing.
- Coordinate title/escrow, mortgage loan and appraisal processes.
- Coordinate inspections; assist in negotiations regarding repairs, and coordinate bids and
completion of repairs. - Regularly update and maintain communication with clients, agents, title officer, lender
etc. - Follow up on loan approvals.
- Coordinate moving/possession schedules.
- Schedule and coordinate closing schedule.
- Input all necessary information into CINC database.
- Update CINC with notes when tasks are completed.
- Using CINC schedule 30 Day, 90 Day & 120 Day customer service follow up calls to
assist with and home improvement provider recommendations and to ask for referrals.
JK REALTY, LLC Independent Contractor
(“The TEAM”) (“TEAM MEMBER”)
By: OWNER Name:
Its: Managing Member
RECOMMENDED DAILY, MONTHLY WORK HABITS AND COMMITMENTS
EXHIBIT “F”
Daily Tasks M-F
The TEAM will meet READY TO GO in a seat Monday – Friday from 8:30 am-10:00 am. It is
recommended to arrive 15 mins early to use the restroom, get coffee, etc. The first 30 minutes
8:30am-9:00 am the TEAM will role play with each other and then spend 1 full hour conducting
prospecting calls using the CINC dialer provided on the mobile app. All TEAM members must
have a pair of ear buds with a telephone speaker. We know that “Motion Creates Emotion” so the
TEAM members are encouraged to smile, and walk and talk to their leads with high energy and
excitement. When an appointment is set the TEAM member who set the appointment will ring
the cowbell and yell out “I create wealth with home ownership” From 10am-Noon The TEAM
will make their business calls, respond and send emails, make follow up calls, send text
messages, prepare for listing presentations, prepare for open houses, create landing pages, write
blogs, preview homes, etc.
Monthly Tasks
Each team member will conduct at least 2 weekend open houses each month. The first business
day of each month each team member shall send an email to team@jkalltheway.com with their
preliminary monthly open house schedule. If the house they schedule goes under contract or
becomes unavailable to hold open the team member will find another home to hold open and
communicate the changes via email to team@jkalltheway.com The TEAM will use the best
practice of completing their monthly open houses early in the month in case of needing to show
homes to clients on the weekends. Team members will not schedule showings during their
scheduled open houses unless authorized by The TEAM. Each team member will build 1 landing
page on the CINC platform per month and share it to 10 local FB groups per week. JK Staff will
share these landing pages on the TEAM Facebook page and geographically target the TEAM
farms. The first Wednesday of the month from 1pm-3pm the team will be producing market
update videos for the designated teams’ farms. The TEAM members will go into the MLS and
retrieve several pre-determined points of data about each farm and the team videographer will
upload the data in the teleprompter for the TEAM members to read. Staff will upload these
videos to the TEAM YouTube Channel, TEAM Facebook Channel, and the TEAM Instagram
Channel. Staff will also geo-target the farm and set a video view budget of $100 each farm for 30
days. The second Wednesday of the month from 1pm-3pm The TEAM will make calls or door
knock into the TEAM’S farm (using Coles Realty Resource a database subscription paid by JK)
introducing themselves, asking for listings, identifying neighborhood spotlight videos, and
giving neighborhood stats (JK will create a script including verbiage about our dedication to
knowing the neighborhoods inventory.) After call sessions The TEAM will preview homes in the
TEAM’S farm from 3pm-5pm. The third Wednesday of the month from 1pm-4pm The Team
will produce 1 business, school, or community influencer (i. e principal, teachers, student
athletes etc.) spotlights. Staff will upload these videos to the TEAM YouTube Channel, TEAM
Facebook Channel, and the TEAM Instagram Channel. Staff will also geo-target the farm and set
a video view budget of $100 each spotlight for 30 days.
Every fourth Wednesday of the month from 1pm-5pm, the Team will visit 3-5 new build
communities and bring something of value to the sales agent. (I.e. Starbucks, Cupcakes, Quick
Trip, Frozen Yogurt, Brownies, Licorice etc.) The team will ask for opportunities to help the
builder sell inventory homes, ask for opportunities to hold open spec homes, and ask for
opportunities to get in front of their clients needing to sell a home. The Team will create a move
up program for builders to offer to their clients needing to sell a home.
The TEAM will schedule, arrange, and work a community event for each farm 1-2 times per
year. They shall include; Movie night, garage crawls, community cleanup day, community bbqs,
etc.
The TEAM will arrange a client appreciation event 1 time per year. They shall include; Movie
Event, Diamondbacks game, Top Golf, Main Event, etc. The TEAM will meet 1 time per month
for 1 hour to discuss future events and tasks, ideas, spotlight videos, farming strategies, new
build move up programs, corporate relocation programs, etc.
JK REALTY, LLC Independent Contractor
(“The TEAM”) (“TEAM MEMBER”)
By: OWNER Name: _
Its: Managing Member
TEAM AD SPEND, MONTHLY DEDICATED RESOURCES, AND BUDGET
EXHIBIT “G”
The TEAM will primarily work from the Commissions Inc. platform. The TEAM will run a
pond lead system with an ad spend of $2000 in Google ads per month and $2000 in FB ads per
month. The TEAM will run with the JK Staff’s support in several aspects of the TEAM’S
prospecting and real estate transaction. JK will support the team with Transaction Coordinating
(Dawn DeMarco), Facebook Ads Management (Jason Laos and Tom McCoy), Internal Sales
Associates (Jason Laos, Kala Laos, and Angela Tucci making phone calls for the team), Building
Out CINC automated plans using Bomb Bomb, (Jason Laos, Kala Laos, and Dawn DeMarco)
Building Out Landing Pages, Building out Drip Campaigns, Scheduling and Coordinating
TEAM Events, and other activities authorized by JK Realty. The TEAM will enjoy using JK
videographers and equipment to build video assets for The TEAM farms to include video
neighborhood pylon market updates, community spotlights, farm events, neighborhood aerial
videos, video landing pages, real estate education videos, loan education videos etc. and building
out automated plans and drip campaigns using the TEAM’S BOMB BOMB.
MONTHY TEAM BUDGET
Google PPC $2000
Facebook Lead Pages $1000
Facebook Landing Pages $400
Facebook Farming Video Views $600
Transaction coordinating 10-20 per month $3000-$6000
Videography and editing 40 hours per month $800
Bomb Bomb account $50
Coles Realty Resource for circle prospecting farming $250
Farm Newsletter/Assembly/Delivered $750
Client and Community Events $850
Contingency cost $250
Total Monthly Estimated Budget $9,950-$12,950
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