Carrie, I haven't read everyone else's answers yet and full-disclosure, I have not yet pursued my first investment property - still learning that piece. But wanted to answer some of your questions from the perspective of a Realtor from another state (I have no stake in whether you use a Realtor or not).
1. "How do the logistics of the sale come together?" Do you mean negotiating terms, making sure all contract docs are executed properly, not missing any deadlines, liaising with title, lending, inspectors, etc? Welp, you just described a Realtor.
2. "Does the title company put together the massive packet of documents?" There are documents galore throughout the whole process. If you mean closing documents, then yes, that's done at a title company in my state (TX) and California (where you live).
3. "(a) How can I get more info about everything that happens after the seller and I agree upon a price and (b) an inspector checks the place out for me?" (a) if you reach a verbal agreement, you want this in written form of a contract with all of the appropriate addenda, if required. (b) Speaking for my state, the first several days after a contract is signed by all parties, we enter into an 'option period'. This is when buyers will bring in inspectors and get quotes for any work needed. They can terminate for any reason and receive a full refund of earnest money before the end of this option period. There are a lot of moving parts throughout this process and unless you have a strong mentor walking you through step by step, you're going to want a Realtor.
4. "(Avoid) FSBOs because those aren't protected by the same disclosure requirements, so I might end up with an undisclosed problem. Does this seem like a realistic concern to heed?" Perhaps, but between your inspectors and contractors that you'll bring out during the option period and asking your insurance provider for a C.L.U.E. report (a "carfax" kind of report for real property) ... your risk is no higher than if you're trusting sellers to disclose honestly and accurately on a Seller's Disclosure. A good rule of thumb is always "trust but verify".
On Realtor fees and "agency". This varies somewhat state to state but in Texas, all Realtors represent the seller unless a representation agreement exists between a Realtor and buyer. So if a non-licensed person goes forward without a Realtor representing them, they don't have the same privileges to information as someone who is represented. Be sure to use a Realtor familiar with that specific neighborhood to get the full benefit of this rule. Secondly, Realtor fees are "paid by the seller" ... I say that in air quotes because this becomes a bit more grey in the "investor" realm.
Most investor "wolf packs" recommend working with a Realtor as part of your team. At the very least, get a good mentor to help you until you really know the ropes and good luck!
Okay, this is my first post and I just read that you can't ask for a mentor. When I recommend you find a mentor ... you may already have one or more people within your local investor meet ups. Meet people, make friends and remember there's no such thing as a free lunch so make it worth their while to invest their time with you!
