Practice Exam Sales License (2)

A  4525

B  4523

C  4524

D  4522

A  The risk that the required return on investor capital will not be met

B  The risk that the property has a bad location

C  The risk that an investor cannot secure financing at an affordable rate

D  The risk that is directly related to leverage

A  You are interviewing the broker as much as the broker is interviewing you.

B  Being a new licensee is a distinct advantage.

C  Very few licensees are selected; it’s highly competitive.

D  Most brokers prefer not to hire new licensees.

A  Full price or over full price

B  Waive appraisal

C  An escalation clause

D  A quick closing

A  Client

B  Buyer

C  Seller

D  Customer

A  “Buyer representation agreements don’t obligate you in any way.”

B  “You won’t owe as much commission if we work under an agreement.”

C  “Without a written representation agreement, I don’t represent you.”

D  “All buyers are required to sign buyer representation agreements.”

A  Robert is breaching his fiduciary duty

B  Robert must also be an attorney

C  Robert is a dual agent

D  Robert is in violation of agency law

A  The seller repairs holes in the walls and documents that they were completed six days before close.

B  The seller hires a contractor to repair holes in the wall and informs the buyer that the contractor never provided a receipt.

C  The seller forgets to repair holes in the wall and places a plant in front of them before the buyer arrives for final verification of property.

D  The seller hires a contractor to repair holes in the wall starting the day the buyer is scheduled to verify final condition.

A  One in which anyone can find the buyer, but the listing agent still gets paid

B  One in which only the person who finds the buyer gets paid

C  One in which there’s no end date

D  One in which the price is negotiable within a specified range

A  Exclusive right to sell

B  Exclusive right to collect commission

C  Exclusive agency

D  Net listing

A  Game wardens

B  Home inspectors

C  Divorce attorneys

D  Criminal attorneys

A  Buy display advertising

B  Send a mailer

C  Spend more than usual on marketing campaigns

D  Join a team

A  License number and responsible broker’s identity

B  Personal photo

C  City and state where the brokerage is located and jurisdiction

D  Personal contact number

A  Broadcast clause

B  Marketing clause

C  Multiple listing clause

D  Provisionary clause

A  The seller wants to move up the expiration date because the property sold right away.

B  A buyer has made an offer below list price and the seller is willing to take that offer.

C  The seller wants to raise the list price after receiving no offers.

D  The seller wishes to lower the list price to encourage more offers.

A  Leisure

B  Manufacturing

C  Healthcare

D  Retail

A  There are special government financing programs for purchasing REOs.

B  Lenders and their shareholders don’t like to keep properties on their books longer than necessary.

C  Federal regulations require that REOs be sold below market value.

D  There are no agent commissions to pay for REO transactions.

A  Investors can take a business deduction for annual depreciation.

B  The asset is worth more because of capital improvements.

C  The owner/investor is making less income from the property than previously.

D  The asset is worth less because the economy took a downturn.

A  Arbitration

B  Condemnation

C  Litigation

D  A second round of mediation

A  They need somewhere to live.

B  They’re always in demand.

C  Because they’re rare, and therefore valuable.

D  They require no down payment.

A  Yearly

B  Monthly

C  Quarterly

D  Weekly

A  Preparing a written agreement that falsely states a purchase price

B  Preparing a written agreement that accurately states a purchase price

C  Including the brokerage name and main phone number, in addition to a licensee’s own name and phone number on an advertisement

D  Making a reasonable effort to ensure all parties to a written agreement have a copy of the agreement

A  The parties may choose to negotiate the difference.

B  A new appraisal will always be ordered.

C  The seller must reduce the price to the appraised value.

D  The buyer will be forced to terminate the contract immediately.

A  Laws related to the sale of securities

B  Laws related to real property contracts, such as contract of sale or land installment contracts

C  It does not contain laws

D  Laws related to theft and other crimes

A  $24,000

B  $3,000

C  $48,000

D  $36,000

A  Require a larger down payment, so there is less to finance

B  Are relatively rare, so tenants compete for available units

C  Are relatively liquid

D  Are larger properties

A  The closer one, because he can meet clients at the office easier.

B  The commuting one, because most business is conducted in the car.

C  The commuting one, because he will spend most of his time in the field.

D  The closer one, because gas is expensive.

A  They were hoping for window air conditioning.

B  The unit may need to be replaced.

C  Central air conditioning isn’t a sustainable technology.

D  Older units are bigger and more unsightly.

A  Stairwells and lobbies

B  Vacant units

C  Bathrooms and hallways

D  The difference between usable square footage and rentable square footage

A  As-is

B  With material defects

C  By default

D  Under warranty

A  Michael may follow Felicity’s instructions and show the house to anyone except Hispanics.

B  Michael is allowed to tell any prospective buyers and their agents that Felicity will not sell to Hispanics.

C  Michael is allowed to prepare an advertisement which states, “Home for sale, $140,000. No Hispanics.”

D  Michael may inform Felicity of fair housing laws.

A  The Internal Revenue Service

B  The California Department of Real Estate Commissioner

C  The Central Intelligence Agency

D  The Federal Bureau of Investigation

A  Escrow and Title

B  Other Costs

C  Government Requirements and Retrofit

D  Inspections, Reports, and Certificates

A  30

B  10

C  Three

D  21

A  No, this is how agents work with buyers.

B  No, this is how all agents work.

C  Yes, because she should meet them in person before working for them.

D  Yes, because this constitutes the illegal practice of real estate.

A  The purchase price shouldn’t be more than 70% of the repaired value

B  That 70% of their income will go toward expenses

C  They must receive 70% return on their investment

D  That 70% of renters will leave in the first two years

A  In an interest-bearing account

B  In the firm’s safe or safety deposit box until closing

C  In the firm’s general business account, with a ledger entry for the client’s name, labeled “trust fund”

D  In a trust fund account or neutral escrow

A  Say nothing

B  Inform all parties to the transaction

C  Terminate her agency relationship

D  Inform the seller

A  Financial

B  Leverage

C  Capital

D  Business

A  Cancellation of Listing

B  Termination of Buyer Agency

C  Modification of Terms

D  Seller Instruction to Exclude from the MLS

A  Prepare advertising for social media and local newspapers

B  Negotiate a higher commission, as there is a greater burden on the agent to find a buyer

C  Fully inform the seller about the dangers of reduced market exposure

D  Advertise the listing on the MLS

A  Nothing

B  Closer to parking

C  More amenities

D  Rooms open to interior of the building

A  A landlord refuses to rent to a tenant who has poor credit and unstable employment history.

B  An owner refuses to sell a house to a same-sex couple that offered less than the asking price.

C  An owner refuses to sell a house to an unmarried couple on the basis of his religious beliefs that having a sexual relationship outside of marriage is sinful.

D  A landlord refuses to rent to a couple that have been on the waiting list for four months, because when they were called and given notice of their approval, the tenants refused to pay the security deposit.

A  Laura likely won’t get a salary for six weeks.

B  Laura must stay with Bill for at least two years before she transfers brokerages.

C  Laura may leave the brokerage and join another at any time.

D  Laura will be put on a three-month probation.

A  Seek out a broker who does a lot of business.

B  Try to be all things to all people.

C  Work hard and stick with it.

D  Work a regular work week (Monday through Friday, 9 a.m. to 5 p.m.).

A  Monica cannot tell others about Brian’s HIV status.

B  Monica should purchase Brian’s property.

C  Monica should not be the listing agent for her friend.

D  Monica should tell all prospective buyers that the seller has HIV.

A  An operating statement

B  Net operating income

C  Effective gross income

D  Potential gross income

A  Hot

B  Cold

C  Dynamic

D  Static

A  Escrow is FDIC insured.

B  Escrow can’t disburse the money without your signature

C  My company will cover any losses

D  Escrow is bonded

A  2019

B  2039

C  2048

D  2029

A  Thursday, August 1

B  Wednesday, July 31

C  Friday, August 2

D  Saturday, August 3

A  They don’t want to seem pushy.

B  They want wealthier clients than their friends and family.

C  Their brokers don’t want them marketing to that audience.

D  They are afraid they’ll be asked to reduce their commissions.

A  Hold on to the offer until after your buyer sees the property.

B  Present the offer to the seller and tell him you have another potential buyer who wants to see the property next week.

C  Tell the buyer’s agent that the sellers aren’t reviewing offers until next week.

D  Present the offer to the seller right away and don’t mention the other potential buyer.

A  Foreign Investment in Real Estate Property Tax Act (FIRPTA)

B  Foreign Investor Real Estate Investment Tax (FIRE-IT)

C  Tax Withholding for Foreign Holding Act (TWFHA)

D  Foreign Real Estate Tax Withholding Act (FRETWA)

A  Spot the high-value items

B  Identify furniture they want to purchase from the sellers

C  Move in more quickly

D  Imagine themselves in the home

A  Sending a copy of the agreement to DRE

B  Maintaining the documents in the brokerage files for at least five years from the closing date

C  Destroying all documents carrying a client signature in a manner approved by DRE

D  Giving a copy of the agreement to her client after it’s signed

A  Documents that must be submitted to the DRE

B  Documents that must be stored electronically

C  Records that must be held for at least three years

D  Records that must be provided to clients upon request

A  Access to restrooms

B  Carpeted halls and stairways

C  Sufficient cooling and heating

D  Improved acoustics

A  To get the client better deals on settlement costs

B  To get leads on available properties

C  To get referrals to other investors

D  To get the client better deals on title insurance

A  Yes, they can foreclose immediately.

B  No, a property tax lien doesn’t give the lien holder the power of sale.

C  Yes, but only if his taxes remain unpaid for five years.

D  No, California law prohibits foreclosure for a tax lien.

A  Ask Jerry to verbally disclose material defects to potential buyers

B  Ask Jerry to repair the issues that she found

C  Show the issues that she noted to a home inspector, if the buyer uses one

D  Use the proper disclosure forms

A  10

B  20

C  11

D  Nine

A  “Subject to court approval” listings in the MLS

B  Home decorator conventions

C  Door-to-door in low-income neighborhoods

D  Handyman companies

A  “Your title will reveal any tax liens, so the title company will review it to ensure that isn’t an encumbrance.”

B  “If you make a profit on the sale of this property, you’ll have to pay a capital gains tax when you file your income taxes.”

C  “Property taxes are prorated so you’ll only pay for the time you owned the property.”

D  “When you’re buying your next home, the transfer will trigger a reassessment for property tax purposes.”

A  Interview several managing brokers

B  Request an income guarantee

C  Call the Better Business Bureau

D  Interview other new licensees

A  She should wait until after she closes on the home and then use a home equity line of credit to make her furniture purchases.

B  She should use money from her savings account to make the purchase instead of using her credit card.

C  It’s important to avoid spending money on non-essentials or adding to her debt load prior to closing on the loan.

D  She should use store credit instead of her credit card to purchase the furniture since the interest rate is probably lower.

A  Leave it on the market for another three days to allow time for even more offers to come in.

B  Have all buyers submit their “highest and best” offer, then help the seller decide which offer is most appealing.

C  Reject the offers and put the home back on the market for the amount of the highest offer.

D  Accept a middle-of-the-road offer, but on the condition that no home inspection repairs will be performed.

A  The Federal Trade Commission Act

B  Licensing laws

C  The Sherman Antitrust Act

D  Fair housing laws

A  Environmental

B  Dynamic

C  Capital

D  Static

A  Trade-down buyer

B  First-time buyer

C  Trade-up buyer

D  Retiree

A  A relatively vague description, so people want to come and see the details

B  At least one photo

C  The seller’s bottom-line sales price

D  The seller’s contact information

A  Making money hand over fist

B  Trading international currency

C  A comparison of before-tax cash flow to cash invested

D  Net income after taxes are deducted

A  Listing the property on the MLS

B  Providing the letter in multiple languages for non-English speakers

C  Giving the letter to at least 20 neighbors

D  Ensuring that the letter was given to neighbors on both sides of the street

A  Three years

B  One year

C  10 years

D  Five years

A  Mortgage

B  Balance

C  Credit

D  Debit

A  Property manager

B  Broker

C  Buyer

D  Owner

A  It is voidable, because Jesse probably signed it under duress.

B  It is voidable, because the consideration, as a percentage rather than a dollar amount, is not clearly stated.

C  It is voidable, because Jesse is not mentally competent to sign a contract.

D  It is void because it is not for a lawful purpose.

A  Their current home might be a potential listing for you.

B  Selling their home before purchasing a new one is more work for you and might not be worth your time.

C  If they don’t, they’re probably wasting your time.

D  You won’t need to check their credit if they’ve qualified for a home in the past.

A  Yes, Yolanda should have canceled the contract within three days of receiving seller disclosures.

B  Yes, the buyer can only take legal action within six months of taking possession of the property.

C  No, Yolanda can take legal action against the buyers at any time while she still owns the property.

D  No, Yolanda can take legal action at any time within two years after taking possession of the property.

A  Confidentiality

B  Disclosure

C  Accounting

D  Reasonable skill and care

A  NAIC

B  WNBA

C  AARP

D  FDIC

A  Eliminated

B  Frozen

C  Disbursed

D  Reallocated

A  You should provide an inspection report to all prospects, along with seller disclosures.

B  You should disclose any adverse material facts, but you don’t have to provide the report.

C  You should ask the buyers who walked away whether you can provide a copy.

D  You should provide an inspection report, but only if specifically asked.

A  What is your income?

B  Have you ever been convicted of any felonies?

C  Are you currently working with any other agents?

D  What is your tax bracket?

A  Non-trust funds

B  Commission

C  Revenue

D  Trust funds

A  “My listing agreements are generally 90-day contracts.”

B  “The MLS requires us to have at least 90-day listings.”

C  “My contract length is non-negotiable.”

D  “With today’s market conditions, we could expect the house to take two months to sell. Let’s set a term of four months for our listing contract.”

A  Real Estate Society Protection Act

B  Real Estate Settlement Procedures Act

C  Real Estate Standard Protection Act

D  Real Estate Seller Prohibition Act

A  Leverage

B  Financial

C  Capital

D  Business

A  Deduct

B  Add

C  Subtract

D  Depreciate

A  1945

B  1960

C  1900

D  1978

A  This conversation seems to be turning into a discussion of market allocation

B  The group seems bent on creating a tie-in arrangement

C  She needs to get to work developing this model for herself

D  This conversation sounds like it might become an antitrust violation

A  Commingling

B  Earned interest

C  Conversion

D  Documentation

A  No, the commission must go through the escrow company first.

B  Yes, because she’s a close relative.

C  No, the commission must go through the agent’s broker.

D  No, agents cannot accept commissions from immediate family.

A  Jeanine agrees to charge no commission from her buyer’s purchase of a four-plex if the buyer agrees to pay Jeanine a 3% fee for each unit for which she finds a tenant after the sale.

B  Carma agrees to list Tera’s property for free if Tera signs an agreement to purchase her new home through Carma.

C  Rhoda loans Carl the money to catch up his mortgage payments in return for a listing agreement to sell Carl’s home for a 4% commission.

D  Gene, a real estate professional, is purchasing a home for his personal use. He negotiates a reduction in the sales price in return for taking no commission from the seller.

A  Unintentional misrepresentation

B  Puffery

C  Negligent misrepresentation

D  Fraud

A  Tying

B  Fair housing

C  Per se

D  Rule of reason

A  Weeks prior to closing

B  The day prior to closing

C  At the closing

D  The day after closing on the property to ensure proper transfer of title

A  Both seller and broker are responsible.

B  The seller is solely responsible.

C  The responsibility lies solely with the listing agent and brokerage.

D  The listing agreement does not account for responsibility in this area.

A  Market listing service

B  Membership listing service

C  Maximum listing service

D  Multiple listing service

A  Fairness and loyalty

B  Honesty and fairness

C  Honesty and obedience

D  Obedience and loyalty