The moment their name is used they assume legal liabilities for you and the transaction. Any Realtor with half a brain would not dream of working with you under these conditions.
If you believe you know what your doing then by all means proceed, if you're not so sure you know what you're doing (this would be a wise assumption on your part) then stop trying to act like a Broker to save some commission money and hire an experienced Broker. Otherwise hire an attorney to handle the closing and negotiate your deal with the Seller or their agent.
Not sure which is the case?
help us out here, lay your cards on the table and you'll be more likely to get some help.
A professional agent will not get into the middle of a transaction where he/she did not have procuring cause just to get a 25% of a 2.5%-3% commission which might be challenged by the listing agent.
Your best bet is a real estate attorney who can advise you on how to structure the offer.
We, realtors, take pride in our service from day one of the process through the end. Money is part of the enticement but not the enticement by itself.
I wish you the best in your undertaking. It is unfortunate that you have not seen the value of realtor's service in your endeavor.
Mary Lou Scinto Allen. Century 21 Affiliated, Skokie