CROSS-REFERENCE TO RELATED APPLICATION 
       [0001]    None. 
       BACKGROUND OF THE INVENTION 
       [0002]    I. Field of the Invention 
         [0003]    The present disclosure relates generally to systems for providing realty services. More particularly, it relates to real estate purchasing and leasing systems that utilize property databases and provide an online interactive purchasing broker for offering, negotiating and accepting terms; for preparing a contract and closing package; and for rebating the buyer. 
         [0004]    II. Description of the Prior Art 
         [0005]    Traditional real estate services, and specifically those brokers representing a potential buyer and/or lessor, follow a well worn path. First, the buyer broker interviews the buyer client to determine his needs and assembles a list of properties that most closely meet those needs before touring the properties with the client. Next, the broker persuades the client to make a decision to extend an offer and then advocates/negotiates the offer on behalf of the client. After an agreement as to price (and perhaps other terms), the broker then reviews the contract with the client and his attorney. Finally, the transaction closes and the broker receives his commission check or, in the event of a lease, his invoice lease commission upon client occupancy. 
         [0006]    Prior to online informational data bases, these traditional services worked well enough, as the Commercial Broker knew his market area, the listings, the buildings and the agents handling specific types of properties that best suited the client&#39;s needs. Newspapers typically had sections dedicated to commercial and industrial listings that were closely monitored by all the brokers. As for residential properties, the so-called Multiple Listing Services (MLS) was the only source, and the client needed to meet and work with the agent to access these listings. 
         [0007]    With the arrival of online databases accessible to all, the exclusive control of listings by the broker/sales agent is now a thing of the past. In fact, there are now numerous publically accessible listing databases, some more inclusive than others, that enable buyers and sellers of real estate to search/narrow/choose properties that are clearer matches to their wants and needs. In essence, while a buyer&#39;s agent may still be able to provide limited assistance, the initial steps of locating a property of interest is now squarely in the buyer&#39;s hand. 
         [0008]    With property databases so readily accessible, online systems and methods for selling and buying such properties were the next step in the realty evolution. In fact, there have been a plethora of systems developed that attempted to enhance the efficiency of real estate transactions via online automation. While many of these so-called virtual electronic broker systems have been launched, few have gained any real momentum, and most have simply just failed. 
         [0009]    The failure of such virtual electronic broker systems is due to numerous reasons, not the least of which is the fact that the key players in the industry, realtors, mortgage brokers, and title companies, are generally fairly conservative, somewhat technically unsophisticated, and generally reluctant to embrace change, especially when such change likely decreases their own bottom lines. As a result, the players attempt to downplay such systems and keep the process shrouded in mystery. 
         [0010]    Another reason these systems have failed is because they typically have been designed as all inclusive systems. In other words, the systems have attempted to guide buyers and sellers of real estate through the complete process of a real estate transaction, beginning to end, including but not limited to: listing the property; searching of listed properties; scheduling of property showings; evaluation of buyer credit worthiness; negotiating the terms of sale or lease; and providing all documents for closing—all over some form of communications and knowledge management network (i.e. internet). As such, with the automation of each step along the process, these systems inherently become more and more sophisticated and actually result in providing a more cumbersome system for buyers and sellers instead of a more simplified system. 
         [0011]    Perhaps the biggest reason the prior art virtual electronic broker systems fail is that of finances. While these systems purport to make the process easier and more convenient for both buyer and seller alike, the typical commission formulas remain unchanged. In other words, as the brokers theoretically do less work for their clients under these virtual systems, they still receive the same amount of compensation. Naturally, if clients can do more of the process themselves online they do not want to have to pay the same amount of commissions as if their respective brokers had done it the traditional way, typically 6% of sale price. Obviously, such a scenario would make clients want to pay less. Accordingly, there exists a need for a virtual electronic broker system that utilizes some of the automation process of the internet while uniquely financially incentivizing the user. 
         [0012]    It is therefore a general object of this disclosure to provide a system and method for addressing the deficiencies of the current practices regarding issues associated with virtual electronic broker systems. 
         [0013]    It is another general object of this disclosure to provide a system and method that is simple, easy to use and familiar to internet users that would want to transact in real estate. 
         [0014]    It is another general object of the present disclosure to provide a cost effective system and method of online real estate transactions. 
         [0015]    It is more specific object of this disclosure to provide on online interactive purchasing real estate broker system and method. 
         [0016]    It is yet another more specific object of this disclosure to provide an online interactive purchasing real estate broker system and method for rebating the buyer. 
         [0017]    Yet a further more specific object of this disclosure is to provide an online interactive purchasing real estate broker system and method for incentivizing real estate attorneys and rebating the buyer of their services. 
         [0018]    These and other objects, features and advantages of this disclosure will be clearly understood through a consideration of the following detailed description. 
       SUMMARY OF THE INVENTION 
       [0019]    According to an embodiment of the present disclosure, there is provided a broker real estate rebate system for rebating a portion of broker commission back to the user. The system utilizes a network service with a public and a private accessible portion upon registration. The service receives real estate property information and enables the user to create and send a letter of intent to the seller of the property. The seller can then initiate a negotiating process to either reject, accept or counter the offer of the letter of intent. Upon acceptance, the service creates a closing package, and upon closing, the system initiates payment of the rebate to the user. 
         [0020]    There is also provided a method for automating a real estate transaction between a first party, a second party and a system administrator communicatively connected to a network. The method including registering with the service by the first party, entering real estate property information within the service by the first party, presenting a letter of intent for the first party to complete and presenting it to the second party. Negotiating the terms of the letter of intent between the parties, and, upon acceptance of terms, creating a closing package by the service provider. And, rebating a portion of the commission back to the first user by said service provider. 
     
    
     
       BRIEF DESCRIPTION OF THE DRAWINGS 
         [0021]    The present disclosure will be more fully understood by reference to the following detailed description of one or more preferred embodiments when read in conjunction with the accompanying drawings, in which like reference characters refer to like parts throughout the views and in which: 
           [0022]      FIG. 1  is a screen shot of the initial homepage of the buyer broker real estate rebate system of the present disclosure. 
           [0023]      FIG. 2  is a screen shot of the initial accessed page of the buyer broker real estate rebate system of the present disclosure. 
           [0024]      FIG. 3 a    is a screen shot illustrating a property information data entry of the buyer broker real estate rebate system of the present disclosure. 
           [0025]      FIG. 3 b    is a screen shot displaying the property details after entry in  FIG. 3   a.    
           [0026]      FIG. 4 a    is a screen shot illustrating a buyer letter of intent offer of the buyer broker real estate rebate system of the present disclosure. 
           [0027]      FIG. 4 b    is a screen shot displaying the sent offer of  FIG. 4   a.    
           [0028]      FIG. 5  is a screen shot of the letter of intent of  FIG. 4 a    wherein the seller can counter. 
           [0029]      FIG. 6  is a screen shot of the letter of intent of  FIG. 5  wherein the buyer can counter. 
           [0030]      FIG. 7  is a screen shot displaying the offer acceptance of the letter of intent of  FIG. 6 . 
           [0031]      FIG. 8  is a screen shot displaying the contract pending for the property of  FIG. 4   a.    
           [0032]      FIG. 9  is a screen shot displaying the contract of  FIG. 8  has been signed. 
           [0033]      FIG. 10  is screen shot illustrating the clear to close procedure of an embodiment of the buyer broker real estate rebate system of the present disclosure. 
           [0034]      FIG. 11 a    is a screen shot of the closing package of  FIG. 10 . 
           [0035]      FIG. 11 b    is a screen shot of illustrating the prepared package of  FIG. 11   a.    
           [0036]      FIG. 11 c    is a screen shot illustrating the complete package of  FIG. 11   a.    
           [0037]      FIG. 12  is a simplified flow diagram of an embodiment of the process and method of the buyer broker real estate rebate system of the present disclosure. 
           [0038]      FIG. 13  is a simplified flow diagram illustrating the negotiation process of an embodiment of the buyer broker real estate rebate system of the present disclosure. 
           [0039]      FIG. 14  is an exemplar notification to the seller within the buyer broker real estate rebate system of the present disclosure. 
           [0040]      FIG. 15  is an exemplar notification to the buyer within the buyer broker real estate rebate system of the present disclosure. 
           [0041]      FIG. 16  is a screen shot illustrating the inline display of previous terms feature within the buyer broker real estate rebate system of the present disclosure. 
       
    
    
     DESCRIPTION OF THE PREFERRED EMBODIMENTS 
       [0042]    The following description of the preferred embodiments is merely exemplary in nature and is in no way intended to limit the disclosure, its application or use. These exemplars are merely used to better describe the true spirit and scope of the present disclosure. 
         [0043]    The present buyer broker real estate rebate system allows users to easily navigate through the process of buying and/or leasing real estate and then receive a rebate of the purchase price upon completion of the process. More specifically, the buyer utilizes the system, and not a physical broker, to make an offer, negotiate and accept terms of the purchase and/or lease, prepare a contract and closing package, and most importantly—receive a percentage of the brokerage commissions as a rebate of the purchase/lease price at closing. It is important to note at the onset that this is a rebate of their own funds and therefore is not earned income and is not taxable. 
         [0044]    Turning now to the Figures, and in particular  FIG. 1 , a screenshot of an exemplar initial homepage  10  of the system is illustrated. This screenshot (and any further screenshots) may be a display from a personal computer (PC), laptop, tablet, television, smartphone, personal communication device (PCD) or any other device capable of displaying and/or providing information from the system servers through any network communication system (i.e. the internet). In any event, the homepage  10  is readily accessible by the general public and enables the user to access introductory and explanatory information through multiple actionable displays. Such information may be accessible via navigational icons, tabs, drop downs, links, and the like. By way of example, the homepage  10  may include icons for Who We Are  12 , What We Do  14 , Exclusive Agency Agreement  16 , Market Area  18 , and Contact Us  20 . Further icons may include Traditional Services vs. Our Online System  22 , Our Rebate Advantage Plan  24  and Examples of Rebates  26 . 
         [0045]    In order to gain access to the system services, the user must register  28  and agree to an exclusive agency agreement. Once the registration process is complete, which also includes general user and contact information as well as an account identification and password, the user is able to log in  30  to the system and access the services.  FIG. 2  is illustrative of an exemplar initial accessed or welcome page  40  screenshot. This welcome page  40  includes Welcome  42 , Locate Property  44 , My Properties  46 , Documents  48 , Profile  50 , Frequently Asked Questions  52 , Contact  54  and Logout  56 . 
         [0046]    The Welcome tab  42  includes links to the Exclusive Agency Agreement  58 , Exclusive Agency Disclosure Notice  60 , and About Our Services  62 . The Exclusive Agency Agreement  58  is the legal agreement between the service provider (the Buyer Broker) and the service user (the Buyer) and protects the right of the user to receive a commission rebate after purchase and/or lease of a property during the term of the agreement. The Exclusive Agency Disclosure Notice  60  is a printable notice that needs to be given to the listing agent for acknowledgement (via signature or otherwise). This Notice  60  prevents the listing agent from claiming dual agency due to the fact that the buyer was not physically accompanied by an agent. 
         [0047]    The Locate Property tab  44  enables the user to search for any type of property (e.g. residential, commercial, agricultural, land/lot, etc.) via navigation through all publically available and MLS type listing services. The My Properties tab  46  enables the user to create properties to include in their collection or list of saved properties and also displays properties that have already been created. The Documents tab  48  may include, among other items, access to such information as user personal documentation, service documents, the Exclusive Agency Agreement, the Exclusive Agency Disclosure Notice, an offering price calculation worksheet, property check lists (for inspection), statement of rebate (for tax purposes) and W-9 information. The Profile tab  50  may include information about the user. The FAQ tab  52  displays frequently asked questions about the service and their customers. The Contact tab  54  provides the user with means by which to contact the service provider with any questions, comments or concerns. And, the Logout tab  56  navigates the user away from the services portion to the public portion of the system. 
         [0048]    Once the user finds a property he is interested in, either through the Locate property tab  44  navigational links or otherwise, the My Properties tab  46  aides the user in initiating the buying and/or leasing process. In one embodiment of the present disclosure, the process consists of ten steps, and is presented as a drop down menu. In particular, and as illustrated in  FIG. 3 a   , the process steps may include icons for Property Located  64 , Offer Drafted  66 , Negotiate Terms  68 , Offer Accepted  70 , Contract Pending  72 , Contract Signed  74 , Clear To Close  76 , Closing Package  78 , Property Closed  80 , and Rebate Paid  82 . These steps may be presented in a format by which progress through the process is easily identifiable, such as through a highlightable tracking method  84  or otherwise. 
         [0049]    In order to begin the process, the property must first be located  64 , and entered into the system.  FIG. 3 a    depicts a property data entry format including Property Identification  86 , Agent Information  88 , Attorney Information  90 , and Financial Information  92 .  FIG. 3 b    depicts the property details after such data entry. This screen provides the user the ability to quickly see the Property Details  94 , to edit Property  96 , and ascertain particular Property Files  98 . A Property Inspection Kit  100  provides the user with links back to the exclusive Agency Disclosure Notice  60  and a Property Checklist  102  to bring along to property tours and inspections, respectively. 
         [0050]    Once the user is ready to make an offer  66  for the property, he creates and provides a letter of intent (LOI) to the seller. Turning now to  FIG. 4 a   , such a LOI includes all of the necessary legal information as well as the variable terms and conditions unique to these services. Such terms and conditions include Purchase Price  106 , Initial Earnest Money Deposit  108 , Additional Earnest Money Deposit  110 , and perhaps a percentage of purchase price (to offset closing costs) to be paid by the seller  112  and other  114 . Once complete, the LOI is presented to the seller and the user/buyer receives confirmation  116  of the offer—see  FIG. 4   b.    
         [0051]    The seller of the property receives the LOI  104 , see  FIG. 5 . The seller then has the opportunity to negotiate  68 , should he so desire, and in particular, to accept, counter, reject or just ignore the variable terms and conditions ( 106 ,  108 ,  110 ,  112  and  114 ). If the seller counters any of the variable terms and conditions, the counter offer is then sent back to the user/buyer. Upon receipt of the LOI  104  counter,  FIG. 6 , the buyer then has the opportunity to negotiate  68 , and in particular, to accept, counter, reject or ignore the variable terms and conditions ( 106 ,  108 ,  110 ,  112  and  114 ). This back and forth negotiation  68  between the user/buyer and the seller can continue indefinitely. With each transfer of the LOI  104 , the respective previous values of the user/buyer and the seller, respectively, variable terms and conditions, are noted via pop up notes (reminders)  118 . The countering  120  continues until offers are rejected  122 , accepted  124  or simply ignored. If accepted  70 , all terms and conditions are locked, and all parties are notified  126 —see  FIG. 7 . The user is then prompted  128  to remind his attorney about the ensuing contract to sell or lease the property. 
         [0052]    While the contract is pending  72 , the user is prompted to complete other tasks  130  that may be involved, such as the scheduling of inspections and other loose ends—see  FIG. 8 . The user can only proceed to the next procedural step, via button actuation  132  for example, after the contract has been drafted and presented to both sides. 
         [0053]    Turning now to  FIG. 9 , once the contract has been duly signed  74  it is uploaded to the system  134 . The system administration then reviews the contract and the user can proceed  132  to the next procedural step. 
         [0054]    When the transaction is Clear To Close  76 ,  FIG. 10 , the user is prompted to enter all of the information into the system to enable preparation of the closing package documents. Such information may include Listing Agent Information  138 , Closing Company Information  140  and Client Rebate Payment Instructions  142 . The Listing Agent Information  138  may include, among other things, the managing broker name for invoicing purposes. The Closing Company Information  140  may include, among other things, the closing date  146  and the representative name  148 . And, the Client Rebate Payment Instructions  142  may include, among other things, the name of the bank  150  and the bank account wire transfer routing number  152 . Once all of the necessary information has been entered, the user submits  154  the form. 
         [0055]      FIGS. 11 a -11 c    illustrate an embodiment of the closing package  78  process of the present disclosure. Referring first to  FIG. 11 a   , the system administration completes a closing package form  156  which may include the Contract Information  158  and the Rebate Estimate Information  160 . The Contract Information  158  includes, among other things, the sales price  162 , the commission rate  164  and the net commission amount  166 . The Rebate Estimate Information includes, among other things, the commission rate  164  and the rebate amount  168 . 
         [0056]    While the system is completing the closing package form  156  of  FIG. 11 a   , the user is notified thereof—see  FIG. 11 b   . Here the user is reminded  170  to schedule the final pre-closing walk through. Once the closing package is complete, the documents are generated and delivered to the user/buyer and attorney  172  and listing agent  174 , see  FIG. 11 c   . The client (user/buyer) and attorney documents may include, among other things, the commission invoice  176  and a letter of direction for wire transfer  178 . The listing agent documents may include, among other things, the commission invoice  176  and an IRS form W-9  180 . After the transaction has closed  80 , the user notifies the system by activating the Proceed to Next Step icon  132 . The system administration may then congratulate the user while it internally generates and completes all necessary commission and rebate calculations and forms. The system administration then waits for the commission payment, and once received, rebates  82  the user/buyer, and may once again congratulate the user, provide him with any necessary forms and/or statements, and the process is complete. 
         [0057]    Thus far, the present disclosure has been shown and described with a focus on the user/buyer interaction through PCs, PCDs and the like. The system and method will now be described through the use of some logic flow and process diagrams, as well as some further exhibits, to further illustrate the processes. In particular and turning now to  FIG. 12 , an exemplar ten step process is stepped through. More specifically, the REBATE TRACKER™  84  process is stepped through wherein a property is located  64 , an offer is drafted  66 , terms are negotiated  68 , the offer (or counteroffer) is accepted  70 , a contract is pending  72 , the contract is signed  74 , the deal is clear to close  76 , a closing package is prepared  78 , the property closes  80  and the rebate is paid  82 . Each step of the process inserts some data into the database and/or increments the property status ID to the corresponding stage number. Some steps are incremented through automation, some by user/buyer, some by seller and some by the system administrator. 
         [0058]      FIG. 13  more particularly illustrates the negotiation steps of the present disclosure. In particular, the system user (i.e. buyer) creates a property  182  and the system creates a Globally Unique Identifier (GUID) associated with the property, together with a Property Identifier (PropID)  184 . When the buyer submits an offer  186 , the system sends notification (e.g. email)  188  to the seller with the GUID in the network Uniform Resource Locator (URL). When the seller enables (i.e. selects, clicks, etc.) the URL he is automatically logged into the application via the GUID and is presented with the offer  190 . The seller then has a decision to make  192  and can either reject  194 , accept  196  or counter  198 . If he rejects  194 , the negotiation is complete  200 . If he accepts  196 , the buyer is notified (e.g. email) with PropID in the URL and the terms are locked in the system and the negotiation is complete  200 . If he counters  198 , the system sends notification (e.g. email)  202  to the buyer with the PropID in the URL. When the buyer enables the URL he is presented with the counteroffer via the PropID  204 . The buyer then has a decision to make  206  and can either reject  208 , accept  210  or counter  212 . If he rejects  208 , the negotiation is complete  200 . If he accepts  210 , the seller is notified (e.g. email) with same GUID URL and the terms are locked in the system and the negotiation is complete  200 . If he counters  212 , the system sends notification (e.g. email)  188  to the seller with the GUID in the URL, and he enters the negotiation process again. This negotiation feature simplifies seller experience of reviewing and responding to a real estate property offer by alleviating the requirements of the seller to identify himself through a traditional username and password, instead having immediate access to the buyer&#39;s secure offer. This also solves the problem of using a unique GUID for each email transmission. This approach of a single property GUID is not only more secure, but allows the seller to always view the current “real-time” offer and not an offer that may have been superseded, regardless of which email link was used. The PropID also represents the “real-time” offer. Historical offers are made available to both parties through a revision token. 
         [0059]    Turning away from the process of  FIG. 13 , and back to the user experience of the negotiations,  FIG. 14  illustrates an exemplar email  214  sent to the listing agent with URL including GUID  216 . This URL allows the listing agent and seller to access the authenticated area of the website without providing authentication aside from the GUID. In other words, the listing agent and/or seller is not burdened with having to create or provide a username or password, but simply clicks a link in the email to view the real estate purchase offer via the LOI and is able to instantly respond. This GUID also allows previous emails to always visit the current state of the property, no matter which link is clicked, alleviating user confusion. The buyer and seller may counter the offer, and if so, steps above are repeated with inverse notification of the other party. To that end,  FIG. 15  illustrates an exemplar email  218  sent back to the buyer with URL including PropID  220 . This may repeat perpetually whereby each round inverts the mechanic of direction to buyer or seller of the login tokens. Each parties respectful “previous terms” are displayed (for example as postable notes, see  FIG. 16 ) beside the current offer for reference purposes. The buyer is unable to view the “seller side” (and vice versa) because of the use of the GUID being sent only to the seller and cannot accept an offer. 
         [0060]    This inline display of previous terms feature in once again illustrated within  FIG. 16 . This feature allows the viewer of the real estate offer to see the last term of each field in the contract  222 , next to the current term  224 , displayed as a collapsible reminder. It solves the problem of knowing what the last offer was, before the other party&#39;s counteroffer. Giving constant reminder of position on terms of the contract. This is especially helpful when doing multiple offers concurrently and alleviates the need to keep referring back to previous contract copies. During the enumeration of the contract fields, each field is compared to the previous value submitted and both values are displayed. The “current” value being shown and the “previous” value, if any, is displayed as a collapsible reminder note. While the contract itself is printable, the reminder notes are not sent to the print engine. 
         [0061]    This offer authentication and party inversion scheme is an integral part of the buyer broker system. The backend software subroutines that invert the buyer and seller and/or their respective authentication schemes appropriately, simplifying the code to use one subroutine for both buyer and seller responses. These functions provide a framework which allows more complex subroutines that encompass all the heavy lifting of the application while relying on these subroutines to invert the buyer/seller for responses and events. Alternatively, without their use, each workhorse routine will need to be coded twice, once for the buyer and once for the seller which introduces a higher potential for software errors and/or bugs and make code manageability unnecessarily complex. 
         [0062]    Such a rebate system as described herein may also be utilized for other industries/services, either incorporated within real estate transactions or wholly separate. One example of this is an attorney rebating system. 
         [0063]    The foregoing detailed description has been given for clearness of understanding only and no unnecessary limitations should be understood therefrom. Accordingly, while one or more particular embodiments of the disclosure have been shown and described, it will be apparent to those skilled in the art that changes and modifications may be made therein without departing from the invention if its broader aspects, and, therefore, the aim in the appended claims is to cover all such changes and modifications as fall within the true spirit and scope of the present disclosure.
A buyer broker real estate rebate system for purchasing and leasing real estate. The system utilizes property databases and provides an interactive purchasing broker for offering, negotiating and accepting terms; preparing a contract and closing package; and for rebating the buyer/seller.