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I've been on the sellers side of the issue and the process is not that bad. The way it went for me is that everyone sat in a room with the buyer and seller staring at each other and doing any final bargaining necessary. After that we sat there signing loads of paperwork while a few people with check registers and laptops cut checks and did money transfers. As to the flip tax, don't worry about it too much. The links below should give a better idea of what is and will be your closing costs.