Go download a copy of your state's standard real estate offer form , read it , understand it, then use that to make your offer. Most of the important points are included in the form. offer only need the total price, how you structure the loan is between you and your bank. Offer expiration date is a must, how long you give the seller is up to you, generally shorter is better so the seller can't use your offer to push someone else to raise their offer, but it can't be too short that seller don 't have time to properly consider it. The most important part of the offer are the contingencies. Financing contingency, Inspection contingency are the two most common and probably most important. Also if there are anything in the house when you saw it that you like to keep, curtains, lights, draperies, appliances, furniture, equipment, and whatever else you think is important, don't forget to mention it in the offer. Don't assume anything would stay. Most important thing to understand: The worst thing that could happen after you send out an offer is not a rejection, but an acceptance. Because at that point, whatever you wrote on the offer become binding, and it would be a whole lot harder to change anything at that point. So make sure you protect yourself when you word the offer, give yourself plenty of excuses to get out. You can always use them as bargaining chips to get other concessions from the seller at later time.
The omission is paid by seller. So if the seller has an agent already, you won't be saving any money by create the offer yourself. You probably should get an agent for yourself. Just don't sign an exclusive agency contract with him.