The seller's face color goes up twenty shades of red, his breathing is rapid, you worry about a heart attack or stroke.This is not good, and the reaction you expected. You warned the seller at the kitchen table listing about how any offers that come in, you have to convey them, talk about them in a one by one presentation. Be tough skinned, not to take it personal. But he's the type to do the same thing in reverse when he becomes a buyer. It does not feel so good when done to him as he is a dish it out, can not take it kinda guy. But who you represent and guide, instruct and handle when he gets upset, enraged. He reminds you he instructed you specifically to don't bother with anything puny, dinky, tiny offers...just hit the target price that is on the listing or don't bother calling. Don't waste his time. Do you job. You mentioned you have to make the offer known in the event that suddenly he became desperate to sell, needed a kidney or something dire and then chewed you out for not letting him know. Your offer is small fry, will smell like dead fish to the seller even with the explanation. But here goes... get it done and on with your day to day, taking it all in stride as part of your job. The part you don't like.
The buyer you took thru and that looked in every nook, crevice, valley of the real estate you are selling and who got his 300 questions answered, has finally made his offer. A very low one and the seller is insulted.And he does not seem so happy with you his broker either...no Christmas card this year. Every offer made on a property needs to be presented quickly, communicated to the seller for a reaction, good or bad. You can not control the reaction to the offer but how you present it makes a big difference. You start by reminding him that any offer coming across your desk has to be relayed. You explain that some tire kickers watching the news and wanting to divide by 3 any sale price and convey an offer has that right.
A broker can not determine on his own that the seller would or would not take an offer or counter with something close to it. But making those ridiculous offers is not fun, can ruffle the feathers of the seller and make him not so happy with you. The relationship you have for a time with the seller with the bomb drop offer can be dependent on your presentation. You are delivering bitter medicine, insulting the seller. Keep your head down, secure the helmet..you're going in, crawling and trying to avoid barb wire on the way in and out of the seller fox hole. If you can round up another offer to present to soften the blow, shake the buyer tree and look for other propositions so Mr Low Ball is not the only one in your real estate knapsack.