Lower Price Without A Buyers Agent?

[Keith Schulz]

Hey everyone,
I'm a begining investor, and currently I own a duplex and the house I live in. Anyway, I've got my eye on another duplex that I would like to do a condo conversion on. My question is, is there a better chance of talking the seller down if I don't have a buyers agent? Do selling agents take the full 6% if there's no buying agent? If so, I assume the seller could talk them down to 3%.

In any case, I have a realtor that I have worked with previously, who is also a friend of mine. I wouldn't mind telling her about the property and using her as a buying agent, just so she can get the commision and I can get her opinions on what each side would list for as condo's. ...but if I have a better chance of getting a better price without a buyers agent, I'd go without her.

I'm thinking each side would sell as a condo for $160,000 to $170,000. They are asking $269,000 for the whole duplex. I'd try to get it down to $245,000 or so.

Any thoughts??

Thanks,
Keith