I had a deal last month that was basically a done deal. Signed contract, inspection passed with flying colors, appraisal came in right at value. We were coasting to closing like it was a victory lap. Then the buyer's lender calls me four days before closing. Apparently my buyer decided that the week before the biggest purchase of his life was the perfect time to finance a $47,000 truck. A truck. He walked onto a dealership lot "just to look" and drove off with a brand new F-150 and a completely destroyed debt-to-income ratio. The loan fell through immediately. My seller had already moved out and was staying in a hotel. The buyer seemed genuinely confused about why this was a problem. "But I needed a truck to move my stuff into the new house," he said, like that was a reasonable explanation. I had to explain to a grown adult that you cannot make major purchases during underwriting. Information I had given him three separate times in writing. The seller relisted with another agent out of pure spite toward the entire situation. I still think about that commission check every time I see an F-150 on the road.