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I agree with everything you said. IF I sell, I will do it myself.
#1 Here, the title company does all of the paperwork.
#2 The RE only advertises and schedules prospects. I can do that myself. They will claim to screen non-creditworthy or just Sunday lookers but that is NOT the case. They will show it to anybody.
#3 Here they used to charge 10% 30 years ago! That's highway robbery. I don't know what it is now.
#4 As a pre-condition, have them pay for a home inspection to make sure they are a serious buyer. Anything outside of what that inspection shows is as-is. And on them.
#5 Put everything in writing. Forms are available online. If there is anything of concern, address it on the offer/counter-offer.
#6 Negotiating is part of the fun(?). The house I'm in, I negotiated directly with seller even though it was listed through RE agent. The RE agent was pissed but to me time was money and I insisted and because the seller was motivated, he agreed. It just saves time to get to any questions and price. No need to get emotional. The seller took a lower price because #1 My offer was cash (no credit contingency) and it was a take it or I walk away (and I was serious). The seller re-negotiated with the RE agency on their commission to make the sale go through. We all compromised.