I have been working with a client for the past month showing her properties that met her criteria, she had been in contact with a couple of lenders, she was pre-approved and ready to go.  She wanted to get in on the first time homebuyer’s credit and we had the property picked out…but then something happened and she didn’t pull the trigger and make the offer.  She didn’t look at my emails nor returned my phone calls.    Not only did she miss out on the tax credit up to $8,000 but because she didn’t get back to me in a timely manner, she lost out on the unit she really wanted.  She called me late in the afternoon today and I had the contract written ahead of time as I knew she wanted this particular unit,  I immediately called the listing agent letting him know that my buyer has resurfaced and was ready to sign.  As I was getting her signature on the contract, I got a phone call from someone, I didn’t bother to answer as I was busy with my client,  after my client left, I retrieved the phone call from voice mail and got the bad news…the unit had gone under contract earlier today.    So not only did she miss the tax credit, she missed out on the unit she truly wanted.  Moral of the story, with the Colorado Real Estate Contract, the buyer is protected  until the very end of the contract…you have many, many outs to walk away from the contract and get your earnest money back if you find something terribly wrong with the home.  So, take the risk, pull the trigger, get it under contract and protect it so no one else can pull it away from you and then do your due diligence so you don’t lose out.