Do you NEED a buyers/sellers agent to complete a transaction?

[David Emanuel]

Hey guys,

I came across an off market property through my wholesale marketing. The seller of the home had her property listed with an agent for a week, before she delisted it because having to leave her home for showings was too much for her. She called me because she's willing to sell the property for less if she doesn't have to pay an agents commission. 

The ARV is $230k-$250k, repairs are $40k-$60k. She owes $109k, and is asking me for $160k firm (She had it listed with the agent for $180k). I would need to get it for no more than $115k for it to make sense as a wholesale or fix and flip deal.

The thing is, I like the property for myself and would love to finance the deal through an FHA loan and use it as my primary residence. I never purchased a home this way, so I'm not sure if it works the same way as an as-is cash transaction, where no agent is involved, closing takes 2-4 weeks, and I use a simple 1 page contract. Does either one of us need an agent for the paperwork or any other part of the transaction?