BUYING
Smart home search & price comparisons | Real data + showings | Offer strategy & negotiation | Risk flags & pitfalls | Fully transparent communication | Closing coordination + post-close support.
Tina Tianjiao Karnes
I’m a Georgia-licensed REALTOR® and hands-on real estate investor with 10+ years of experience and a foundation in finance, accounting, and strategic investment. I hold both a Bachelor’s and a Master’s in Accounting and previously worked in tax and finance field, so you get a detail-driven, analytical partner for every purchase, sale, and investment.
Based in Metro Atlanta, I help buyers, sellers, and investors make smart, confident decisions across Duluth, Johns Creek, Suwanee, Alpharetta, Cumming, Buford, and greater Gwinnett/North Fulton. I’ve managed long-term and short-term rentals, flipped homes, and guided clients through their own rental portfolios. My approach is simple: translate complex numbers into clear choices, set honest expectations, and keep you informed from offer to closing.
Clients choose me for:
•Finance-first guidance (cash-to-close, ROI, rent comps, value-add options)
•Renovation & rental know-how (what improves value vs. what to skip)
•Transparent communication and steady project management
•Bilingual service (English / 中文) for smoother, clearer transactions
Outside of real estate, I’m a proud wife to a U.S. combat veteran and a mom of three. My business grows through trust and referrals, and nothing makes me happier than hearing, “I shared your card with a friend.”
Whether you’re buying your first home, upsizing or downsizing, or building a cash-flowing portfolio, I’d be honored to help you take the next step—with clarity, gratitude, and service.
Ready to talk? Schedule a free consult and let’s map your best next move.
Financial expert and full-time Realtor
Numbers, Negotiation, and Real Results
I began my career in finance, earning both my bachelor’s and master’s degrees in accounting. That foundation taught me to dig into the details and make decisions that drive value. Real estate was a natural fit—I love helping people plan, invest, and build the lives they want. I’ve worked with sellers, first-time buyers, and fellow investors, offering smart strategies built around your goals. For me, this is more than a job. It’s the career I always wanted.
SERVICES AT A GLANCE
SELLING
Strategic pricing (absorption/seasonality/comps) | ROI-first prep | Premium presentation (photo/video/copy) | Full-funnel marketing (MLS/social/ads) | Weekly open houses | Market feedback reports | Offer management & negotiation | Inspection/appraisal guidance | Contract-to-close project management.
INVESTING
We equip you with the methodology. Cash-flow modeling | Cap Rate/IRR quick underwriting | STR/LTR feasibility & regulations | Hold/refi/exit strategy guidance.
1031 EXCHANGE
QI (Qualified Intermediary) coordination | Timeline control (45/180 days) | “Sell-then-buy / Buy-then-sell” structures | Work with your tax/legal team.
FAQ ( Quick Answers )
It varies by lender/program (FHA, Conventional, VA) and market conditions. We’ll run a budget first, then the licensed lender will confirm today’s requirements and itemized costs.
Yes—state/county programs change periodically like GA Dream. Some offer low/zero interest or partial/complete forgiveness with occupancy terms. I’ll connect you to the right contacts.
Buyer closing costs include lender, title, recording/taxes, prorated taxes, insurance, and prepaid interest and so on. Seller credits depend on loan type, program rules, market conditions, and negotiation.
Pre-qual = preliminary estimate. Pre-approval = documents + credit pull and is stronger for offers. Aim for pre-approval before you bid.
A written buyer agreement clearly defines services and fees and protects your interests. In many transactions, buyer-agent compensation is arranged via the listing or negotiated—always confirmed in writing up front.
I provide official links/maps and recent data, plus third-party sources (e.g., GreatSchools/state reports) to avoid outdated or misunderstood info.
Tax ≈ (Assessed value − eligible exemptions) × combined millage rate. Apply for Homestead after closing (most counties: one-time until you move). Assessments/tax bills update annually; appeal within the posted window if needed. Escrow changes can affect your monthly payment.
Yes. Documentation and compliance vary by status—I’ll map your path and coordinate the right team.
Alternatives exist (e.g., Bank Statement, DSCR for investments and so on). I’ll introduce vetted lenders for fit and feasibility.
We equip you with the methodology (formulas, examples, checklists) to calculate Cap Rate, Cash-on-Cash, and IRR, accounting for taxes, repairs, and exits.
It can defer capital gains on eligible investment property if you identify within 45 days and close within 180 days, using a QI. I track deadlines and coordinate key steps to reduce risk.
Inspection = property health/safety/major systems. Appraisal = market value for the lender. The first informs repairs; the second affects financing and pricing.
Incentives are just the start. I review costs/risks, negotiate terms, protect timelines/inspections, and coordinate communication so every dollar and step stays controlled.
Current industry rules generally require a written buyer-agent agreement before in-person or virtual showings when using the MLS in Georgia. I’ll explain terms clearly and keep everything in writing.
The above is general information—not legal, tax, or lending advice. Rules, terms, and costs change; rely on contracts, lender disclosures, and local officials. Consult licensed loan officers, real-estate attorneys, and tax professionals as needed.
How I Support You at Every Step
Whether you're buying your first home, preparing to sell, or exploring investment options, I offer hands-on guidance and honest advice from start to finish. I bring more than a decade of real estate experience and a background in finance to every client relationship. That means every search, every sale, and every negotiation is backed by strategy—not guesswork.
From personalized home searches and automated listing alerts to customized marketing plans that get results, I focus on creating a smooth, professional experience tailored to your goals. And when it comes time to negotiate, I advocate fiercely to protect your time, your money, and your peace of mind.
Client Success Stories
Hear From Our Happy Homeowners
