Sounds like you have alot to think about. Keep in mind that you call always sell as a For Sale By Owner and that it cost nothing to work with a Buyers Agent. Also keep in mind that there are many cost that go with being an active agent. In a market there are many full time agents that can not make ends meet. If you need an idea of the cost to buy and sell a home, we can help.
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Gino, I will be in touch shortly!
Also, you can make an offer by telling listing agent you want them to make twice as much as they'd normally make, they will be happy to help you write an offer. Lastly, there are benefits to using a buyer's agent, you just need to know what they are and find an agent that will offer them compared to doing 10 min worth of work.
My name is Gino Metallo. I am one of the broker owners at Providence Residential Brokerage. When you have a moment, give me a call at 630-688-2345 and let's talk about your situation and your goals.