How to buy direct from seller (with a bank loan)??

[Anna Watkins]

This is my first real estate transaction made without an agent, and I'm not sure what steps I need to follow to do it right. I've looked in BP files and forums and am not sure what examples to follow.  

I've made an offer directly to the seller (we have a previous relationship) on a property in Franklin County, TN, that I plan to lightly rehab and offer as a rental.  I'm pre-approved from a local bank for a loan.  In my 5 previous RE purchases, all the paperwork has been handled by others (RE agent, or loan officers, or both).  Now I realize I'm not sure who does what and how to proceed, and if the process is different in Tennessee than it is in Atlanta.

1) I am offering "as is" (I've had an inspection and know what I'm getting into).  At what point do I need to put it all in writing?  During negotiations, or when/if we come to a sales agreement?

2) Since I will be using a bank loan, does the lender usually take it from there -- arranging the appraisal, title search, etc?  or do I need to do that?  Should I be talking to him about these specifics already?

3) What about earnest money?  Is it expected/required?  The seller hasn't mentioned it yet and I just don't know, or how to offer it securely w/o the RE agency as middleman.  

4) What have I not even though to ask yet?

Thanks for any advice or shared experiences!