Buying a rental property from owner in TN

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Hello BP,

I'd like to reach out for some advice on making an offer, first time and I want to understand the process.

I came across a great listing on Redfin, the owner (who is also the agent) is selling his rental property and the numbers look solid. Seems like a great find, but it's been on the market for about 3 months. I asked the owner why he thinks that is, and he's saying he listed too high but just lowered and now there's a lot more interest. 

I'm considering not using an agent since I already have the house in mind, and I believe I can negotiate a lower price due to saving the seller a 2.5% agent fee? Is this true?

I'm thinking these are the steps, let me know if I'm leaving anything vital out.

1.) I'll contact seller through email, make an offer. We'll eventually settle on a price.

2.) I'll work with a lawyer to view seller's contract.

3.) My lender will send for an appraisal.

4.) I'll have the inspection done.

Missing any big steps? 

Thanks in advanced. 

Ryan

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Thank you guys. I ended up making the offer later last night before receiving your responses. I did bring up saving him money on not paying an agent's fee and he verbally accepted my offer. When I receive the contract, I'll have an attorney look it over. I'll make sure the terms of the contract give me an out if I find something during inspection. 

Thank you for your responses!