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Starting Out

Buying house without realtor, need help

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I am buying a house that is worth 120k for 95k directly from owner.
I feel that if I go to a realtor they will urge the seller to get more money.
That and the seller wants to avoid a realtor.
I have called a mortgage broker and can get a mortgage but I don't know what steps to take.
Can someone tell me what steps to take.
Thanks,
Steve

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