purchasing off market property question.

[Arshiya Taami]

hypothetically speaking, If I saw a distressed property and I contacted the owner and he is willing to sell me the house for X amount. What is my next step (what contracts etc do I need) without involving realtors so I don't have to pay extra fees to this and that person? Also, I've heard people do seller financing, "subject to" financing what does it mean? What is the best type of financing in that situation?