[Rick Lee]

Jeff, if you're doing a FSBO deal and you have no agent, I'd be surprised if you're not in for a very rough ride. I understand the sentinent about realtors in general. A lot of FSBO deals offer 3% for a buyer's agent. If you're looking for those that do not, the true, commissionless FSBO's, you'd better know what you're doing. And knowing how much you distrust lenders too, I don't know how much one of them will help you beyond doing the loan. Do you really know how to write a real estate contract? I mean beyond going to Staples or Legal Zoom and getting a general one for California. Are you planning on hiring a lawyer to go over everytihng beyond what's normally required of a settlement atty. and the $500 the usually charge for the closing?

Unless you find a perfect house that needs nothing, be prepared to write in all kinds of contingencies. Copper or poly pipes? Evidence of termite treatment? Survey says the fence encroaches 1' onto the neighbor's yard? (This last one happened to me.) Recent repairs warrantied for the new owner? This stuff is not rocket science, but it's a lot easier to have someone who does it every day and a buyer's agent costs you nothing. Sure, some houses have the agents' commission built into the price, but some FSBO listings allow no agents at all and are still too expensive, which is why they decided to try it on their own. Good luck. You'll need it.