[Lisanp@aol.com]

I was licensed for over 15 year up north and became a Real Estate agent because I can't stand Real Estate agents and I never wanted to have to have one represent me ever again in a transaction! That being said, if you are already willing to pay 2.5% to a buy side agent, you really should just list it with an agent...
The additional 2.5% this will potentially cost you is more then worth it for professional photography, marketing of the home, not having to wait home for no show appointments, and dealing with the closing/title/appraisal/potential mortgage documents.
Do the math and figure out how much your time is worth. A top agent will probably get you a higher price then you can get on your own too because a savey buyer is deducting the commission of a FSBO from YOUR proceeds of sale already.