Second duplex purchase in the works, But...

Member since 2025 · 5 posts · 3 votes

Hello all. I am working up my second property purchase, and the sellers are listing it as FSBO. I asked about bringing in my agent, and they said they are not interested in dealing with one. They did say that I could pay all commissions and any fees if I must use the agent.

My question is, how do I proceed without an agent? This is new territory for me. I am not even sure how I would make an offer.

Thoughts?

0 Reply

148 views

6 Replies

Jump to latestLatest

Sort by

Caleb Brown
Real Estate Agent · Kansas City · Member since 2018 · 5k+ posts · 3k+ votes
8mo
If you feel like you'd be unequipped without an agent I would pass or push harder. FSBO sellers can be a pain, some are looking to take advantage of buyers and push them to close. If you don't use an agent reach out to title/attorney for a contract. Don't waive inspections. Have contingencies in the contract. If you want your agent paid you can pay out of pocket or increase the price accordingly to the %.
0 Reply
Juan YepesBusiness Member
Lender · Miami, FL · Member since 2025 · 131 posts · 38 votes
8mo
Hi Jim,
If you’re looking to invest in a property without a realtor, you still can count on the rest of your team to help guide you. Title company, appraiser, lender, contractor if rehab required.
You’ll want to work with a mortgage broker to get pre-approved. This letter will let seller’s know you are able to get the financing necessary to fulfill your offer.
When looking to make offers, the broker can always provide their input regarding the assumptions you are using to assess the investment since they are also necessary to assess the loan application. It’s important you have accurate assumptions for insurance, taxes, mortgage payment, rental income, etc.
Once an offer is accepted, the title company gets involved and will let you know if there are any title issues that you need to be aware of. They also help coordinate closing.
Also once an offer is accepted, an appraiser will go out to the property and prepare a report to confirm the value the property, any necessary repairs that you should be aware of, and the potential rental income.
Happy to connect and discuss further if you’re interested.
[email protected]
Helm Mortgage Corp - Juan Yepes, Director5118 Reviews
Website View Page
0 Reply
Bo SmithPro Member
Hinton, WV · Member since 2026 · 1k+ posts · 375 votes
8mo
Jim, FSBO doesn't have to be complicated, but you need to slow down and do it right. The sellers said no agent, fine, but that doesn't mean you go in blind. Here's what matters: title clarity, actual condition, and a contract that protects you.
First -- get a real estate attorney involved before you do anything else. Not for closing, but for the offer and due diligence phase. An attorney costs you 800-1500 for a consultation and document review, and that's the smartest 1500 you'll spend because FSBO sellers often don't have clean title work, unexpected liens, or verbal agreements with family that aren't documented. An attorney catches that stuff.
Second -- you still need an inspection. Period. Just because it's FSBO doesn't mean you skip it. Hire a professional inspector, a title company (get a title commitment), and a surveyor if there's any land involved. You're buying a duplex, not a single family, so zoning and dual utility setup matters.
The offer itself can be simple, but it needs standard contingencies -- inspection, appraisal, financing. Don't waive anything because the sellers are being picky about agents. That's their problem, not yours.
Are the sellers financing part of it or do you need a bank loan for this deal?
0 Reply
Jeffrey G. Jackson
Member since 2019 · 2 posts · 0 votes
8mo
PRAISE JESUS !
& GOOD MORNING JIM

I PRAY ALL IS WELL WITH U & ALL OUT LOVE 1'S🙏🏽🙏🙏🏼

U COULD USE AN ATTORNEY TO DRAW UP YOUR CONTRACT🤔 OR ASK YOUR REALTOR TO REPRESENT U & PAY HIM / HER 1/2 COMMISSION OR WHATEVER AMOUNT U2 NEGOCIATE TO REPRESENT U🤔

IF IT IS A GOOD OR GREAT DEAL DON'T LET IT GET AWAY😇

B ALL GOD CREATED U2B😇

HAVE A BLESSED GETTING CLOSER TO JESUS DAY !!! PEACE & L❤️VE
0 Reply
Jim Bowman
OP
Member since 2025 · 5 posts · 3 votes
8mo
Thanks everyone! This really helps.
0 Reply
Stephen QuesinberryBusiness Member
Real Estate Agent · Cumming, GA · Member since 2016 · 229 posts · 157 votes
7mo
You can absolutely proceed without an agent if you’re comfortable doing a little homework. In Georgia, most transactions use the GAR forms (Georgia Association of Realtors), and they’re fairly standardized. With some research, it’s not too difficult to understand how to complete them, especially the purchase and sale agreement and basic exhibits.

That said, a few things an agent can still be useful for even if the seller doesn’t want to “deal with one.” They help structure the offer in a way that protects you. That includes contingencies, due diligence timelines, earnest money structure, and making sure you have the right language around things like repairs, appraisal, financing, and closing timelines.

They also help with negotiation and spotting potential pitfalls that might not be obvious if you’ve only done one deal before. Sometimes the value isn’t just writing the offer but helping you think through the deal, the pricing, and the risks.

If you decide to move forward on your own, I’d recommend at minimum making sure you’re comfortable with the GAR purchase agreement, understanding your due diligence rights in Georgia, and having a good closing attorney lined up early. Many attorneys will also help review the contract before you submit it, which can provide some protection.

FSBO deals can work well, but just make sure you're covered on the details before you send an offer.
Cornerstone Real Estate Partners
View Page
0 Reply

Join the conversationCreate a free account to reply, vote on answers and follow this thread.