How to Make an Offer On a SFH Without An Agent

[Julie Bellville]

Hi all, 

I'm trying to buy my second property without an agent because I want the seller to pay closing costs in lieu of the buyer agent's commission. I intend to secure a RE attorney to draw up the paperwork once I'm under contract, but I don't know how to do the first step. Can anyone tell or show me examples of offers for a SFH? I've found contracts to buy and purchase & sales agreements --- is this what you use initially or after the seller accepts? How complex are these initial offers?