Like this:

• If it is cold and dark and dreary, I call my client and cancel our real estate showings. Even the Taj Mahal looks a bit dim on a bad day. It is difficult to experience the viewing rationally; “I know it seems dark but that is because of the rain storm”. We humans just perceive a dark day darkly and that casts a shadow on the property in question.
• Make sure your clients have not missed a meal and are well hydrated. Let’s face it, time drags when you’re in the car with a realtor. It is easy to get cranky if it is an hour past your lunch time and you crave a Coke, or at least a bottle of water. I like to be prepared with little packages of snacks (healthy is best – like almonds) and a cooler with water and juice. I’m not even above going through a drive-through if I think it will do the trick.
• A realtor’s vehicle should be clean and comfortable. If there is an aroma of gym shoes or that lost banana, the client doesn’t feel well cared for. I once worked with a realtor to look at college housing for my daughter and had to straddle canned goods on the floor of the back seat. This was also the lady who locked the keys in her car and left us standing out in the cold.
• Know where you are going and the best route to get there. I often drive my route before picking up the client so that there won’t be any surprises. Also, if I see other yard signs along the way, I can look up information on those properties thus making me look knowledgeable and professional. If you haven’t previewed a property prior to the showing, at least ask the listing agent 40 questions so that you have a mental picture of the place.
• Don’t try to up-sell. If their stated price range is under $300,000 respect that. Showing $400,000 properties makes you look greedy or at least like a bad listener.
• Don’t talk too much, but listen, listen, listen. You don’t need to waive your hand at the kitchen and say “this is the kitchen”. They will probably gather that. Ask about their children but don’t brag about your own.
• Smile and ask for feedback at the end of the appointment. Asking the right questions is definitely a part of the art of showing property.