Off Market purchase - advise/experience request

[Steve Sauro]

Hello,

I'm looking to make an off-market deal on a condo in Delaware.  It is tenant occupied and I will keep the tenant.  The property will initially have a small but positive cash flow.

The seller is willing to sell off-market.  I've never done a transaction like this before.  I 'think' I should be able to have a good title attorney take care of everything BUT I'm not sure.  My realtor who I'm also friends with offered to handle everything for 1% instead of the customary 2.5% commission

2 questions: 1) do I need the realtor at all 2) does a 1% fee  seem reasonable considering I would have to pay the title attorney (or another attorney) for the contract forms?

I've been looking for an opportunity like this and now that it appears to be here I don't want to misstep as I go.  Any help/suggestions or experience in this is much appreciated

Thanks

Steve