I purchased my first two homes with agents, and my current home without. So similar experience to sdduuuuude.
Like sdduuude – the non-agent transaction was with someone I knew – in my case it was my father. I knew the house well because it’s the house I grew up in. Since I hadn’t lived in the house for over 20 years, I had my husband (an architect) go over it. Even in a family transaction we negotiated what would be fixed/addressed before COE.
We used a title/escrow company. I think it would be foolish to skip this step.
I know someone who had a similar experience purchasing a SFR in Clairemont from a church member. Title and escrow company were agreed upon, specific terms were put in writing.
If you are looking at inventory on the MLS – I think you’re pretty much locked into having an agent in the process… Since the agents’ fees come from the seller, your best bet is to get a GOOD buyers agent who can find you the right home, help you negotiate the best deal, etc. IMO it only makes sense to go w/out an agent if the home isn’t on the MLS and the terms are pretty straightforward between buyer/seller.
