Talked to seller directly, he is ok with price. what's next?

[Henri Meli]

I was driving around some neighborhoods I know and found an interesting multi family (8 units). I called up the owner and asked if he was willing to sell. He said he would, if the price was right. I asked for the P&L and what he was willing to accept. We emailed each other back and forth until we agreed on a ball park figure pending inspection, appraisal. No official offer has been made yet. Nothing has been signed. 

I'm not a licensed broker and the agent I have used wasn't involved in this conversation. 

I believe I will need a broker involved to get through the whole remaining set of paperwork/process that's needed to close? 

Do I need to pay him the full fees, although I found the property myself and negotiated the price? 

Thoughts?