Possible flip, but need some help.

[Dab Chern]

My neighboor is an elderly woman that is selling her house and I had a chance to talk to her and she will be selling her house in a couple of months. I am the first person on her list now since I am her neighbor. How should I buy this house? Can we do it between us so she doesnt have to pay realtor to post her house? Can one realtor do everything? If the house would get appraised by an apraizer, would the same realtor do all paper work? The house is old but livable. This will be my first home. I do have a family and a young child, if that makes a difference. Are there any programs I would quialify for?