If you have cash I wouldn’t call it a discount you’d expect as opposed to you being a strong buyer with no limiting conditions such as need to be approved for a loan, or need to sell your property in order to afford theirs, etc. You’re an ideal buyer as they know you can afford it and there’s nothing preventing you from buying their home. Secondly, it’s the seller that needs to worry about the realtor fees, not you. So you’re in a pretty advantageous position from that standpoint but do your due diligence when buying a property. Get it inspected by a licensed and reputable home inspector. They could save you thousands in hidden issues with a property. I lawyer isnt always required but it’s recommended, especially if you’re too impulsive to read the fine print of the massive purchase you’re making. Less so without a mortgage in the mix though.