Checklist for Home Inspection

Did a quick search and did not see any posts on the topic of buying a house without using a realtor. If there is one please direct me to the forum, if not looking for some advice. We sold our house a year ago and are currently renting. We will be looking to buy a house in south Florida in the next 6-12 months, no urgency. I realize that the seller pays the buyers realtor commission almost always, so the common answer I get is "use a realtor you are not paying for it". To which I say I am paying for it, the seller knows they have to pay typically 6% to realtor fees on the sale of their home and price accordingly (I know I did, although my realtor only charged us 1.5% so it was 4.5%). My theory is, if I don't use a realtor will I be able to save that 3%? On a $300,000 house that is $9000, a significant amount of money. I assume the downfalls of no realtor is the process would take longer, as could not drive around looking at houses and going into look at them. We would have to wait for the sellers agent to let us in. We would pay for the home inspection anyway so not losing that value by not using realtor. As far a doing comps, which is what realtors often site as their area of expertise, I am confident I could do a comparable job of finding comps and asking a fair price. Although in this market especially in south florida there are so many house available I plan on trying to offer a low ball offer on many houses and see who bites? Also on a somewhat wider topic, if buying a foreclosure or short sale from the bank with a buyers agent who pays their 3%? I assume the bak wont pay it does the buyer then pay that amount? Thnaks to all who read I know this long-winded but looking for some real wolrd answers or theoretical either way. IS there a benefit to a realtor and if so is is worth $9000? Has anyone bought without a realtor how did it go?

Will try to get the facts:

early 30's/single net worth of 200k, found a house I like for 58,000. Price has steadily dropped since appearing on MLS since February (starting at 79k, then to 69, 63, and now 58.)

House facts: Built in 1957, 1220 sq feet with a 180 ft Florida porch added on, over half acre, ranch on a slab, no real attic, 2 bed/1ba, needs major overhaul with outdated carpet/etc (which doesn't bother me), in a nice town and neighborhood, no garage but would like to erect one for under 5k, and has outbuilding in backyard. Older couple owned it, wife died, the executor of the will is a probate lawyer. It is listed on MLS thru a major realtor company in my area. Being sold AS IS.

The house seems structurally sound, its all brick, not much room for expansion with varying roof lines, but I'm fine with that. No plans for kids anyways. Girlfriend loves it (she would move in in another year.) Nice asphalt driveway. Nice trees and foliage.

Looked at the house yesterday, realtor told me another person was in the midst of writing their offer but hadn't submitted it yet (sounds like a typical sales pitch.) I'm to get a home inspection tomorrow, which won't do much since its being sold AS IS, but at least the realtor being there could potentially tell the executor of the will what the inspector says. I want to use the inspection as part of my leverage, though it may not help. It has been at 58k for 4 weeks now, due for another price drop. I'm looking to offer 44k cash. Everything is still in the house too, which I don't care if it stays or leaves.

The way I see it, if your goal is to throw lowball cash offers, its a numbers game. Some will stick. But I wish to win this house with the lowest bid possible. Seeing the quick price drops makes me think they want the money and done. I also am curious how much lower they would take my offer in cash with no contingencies versus a loan. 5% lower statistically?

Anyone have any thoughts on this?

Thanks

Looking to buy a 1st home (condo). Approx price will be around 80 to 100k. What costs should I expect on top of the down payment. I'm trying to figure out what up front costs I will have to pay so I can set a budget for the home.

I understand that I would probably get a better interest rate if I do 20% down, so that's what I'm going for. What else should I expect to pay and how much? For simplicity sakes, lets just say its a 100k home.

Lawyer fee?
Inspection?
Sales tax on entire cost or just down payment?
Insurance?
Closing costs?

Thanks for help.

i searched and found a few mold related topics in the archives, so decided to make a new post.

short story:

moved into rental home in California, bathroom DOES NOT have a vent fan (which i thought was weird) 1990's construction

Oct 2011, move-in inspection notes cracks in shower and bath tub tile

Dec 2011 - noted to property management that cracks seem to be expanding and new cracks are showing up (most of the cracks starting from partition/glass between bath tub and shower)

Feb/March 2011 - property management sends out a contractor to inspect cracks in tile. contractor says that they are most likely from the foundation shifting and that the prop manager will probably opt to NOT fix the problem.

May 2011 - contractor calls and sets up appt to fix the tiles (surprised by this), he tears appart tiles and reveals:
1) some water leakage from ???
2) mold
3) more tiles/foundation that are starting to crack
4) question as to how far the leak/mold has spread

needless to say, more problems than what I/property management/contractor expected

what are some of the things/steps that i need to make sure i do to:
1) protect myself/family and my security deposit
2) make sure the problem is fixed in a TIMELY MANNER (as it stands right now we cant use bath/shower for a week, possibly longer if owner balks on paying for repair)

basically asking what savvy FWF members (renters/landlords/lawyers etc...) would do in my situation