Making Offers without a real estate agent

[Jessica Muto]

Hello BiggerPockets,

I have been mostly lurking in here for a few months, asking a question or two, but really just trying to figure out WHAT I need to know and HOW to ask it. We've been listening to podcasts and reading non stop, analyzing deals, figuring out financing, and finally making a few offers (which have been turned down.) 

Here is one of my major questions as we pick up steam. We have good relationships with real estate agents in the 3 markets we are focusing on (2 are family, and one is a good friend.) All the markets are either close to us or where family lives, so it's not as crazy as it sounds. But I know it's work for them to prepare and submit offers, and we are get better at valuing properties, it might be nice to send our own offers in some way. I KNOW people do this all the time, so if there is a blog or how to already posted that you've found to be helpful, I am all eyes. 

I guess I'm looking for a template or some rules of thumbs for doing this on your own when you're finding properties via the MLS or a drip. I don't want to step on any agent's toes or anything, but it's work for them to submit offers that are low enough to make sense for me but mostly get turned down by sellers. (or so it seems now.)

While I'm at it, I have a question about the best ways you've found for getting all the details necessary for evaluating deals: how much closing costs are, how much utilities are likely to be, insurance, comps, etc. As the owner of a plumbing company, I know answering questions for free is part of the job and I get asked them all the time with no expectation of making money, but I hate to feel like I'm wasting another professionals time asking for information. How have you found ways to deal with that part of the research?

Thank you for any tips you care to share!