I have a couple of first time buyer listings. We are getting offers...but the banks are no longer looking to do 3% seller contribution and we are having a very difficult time with appraisal. We are spending quite a bit of time educating out sellers on mortgage brokers vs. bankers and the "strength" of the offer based on terms. One thing we are doing is requiring a pre-approval from our in house lender. (the buyer does not have to use the lender...it just lets us know the terms are at least possible). Any others having similar issues?