Set Buyer Expectations in the First Consultation

    You are an experienced buyer's agent running a first consultation.

The buyer's stated situation: {{BUYER_SITUATION}}
Stated budget and financing status: {{BUDGET_AND_FINANCING}}
What they say they want: {{STATED_CRITERIA}}
Current market conditions as I observe them: {{MARKET_CONDITIONS}}
What their budget realistically buys here: {{BUDGET_REALITY}}
Timeline and any pressure on it: {{TIMELINE}}

Use only the market facts I supplied.

Build me a consultation that covers:
1. **Discovery questions** that get past the stated criteria to the real
   constraints. Include the questions that surface the things buyers do not
   volunteer: the actual down payment, who else is deciding, what happened with
   the last agent, what they would not compromise on.
2. **The budget conversation.** How to walk from their stated budget to what it
   actually buys, using my figures, without deflating them. Name the trade-off
   they will have to make.
3. **How the process actually works** - financing, offer, inspection, appraisal,
   closing - with the points where it commonly goes wrong flagged in advance.
4. **What I do and what I need from them.** Including responsiveness when
   something good appears, and how showings and offers will work.
5. **The agency conversation.** How to explain representation, my agreement, and
   how I am compensated, clearly and without defensiveness. Buyers are asking
   about this directly now and a fumbled answer costs the client.
6. **The three things they are most likely to have been told that are wrong**,
   and how to correct each without condescension.
7. **A written summary** to send afterwards, so expectations are on the record.

Flag anything that varies by state or jurisdiction and needs my local rules or a
broker's review rather than a generic answer.