Adam, at least in CA, the legally required disclosures are daunting. Asbestos, lead paint, water damage, mold...I'd much rather have an agent in between me and a suit-happy buyer.
Very true. But it is the escrow agent that takes care of this in most cases. The real estate agent will prepare offer contracts and/or responses but you CAN wait to the closing if you want to. The issue would be that if things come up at the closing that are surprises you may not close when you think and this could cost you dearly.
I would not hesitate to sell a house without an agent IF you can effectively market it yourself and if you are familiar with the laws in your state/area concerning issues and disclosures. This is, however, very much a buyer's market so a good agent might be very helpful when you start negotiating with buyer's. A good one could easily make up the 6-7% commission.
Also bear in mind that almost anything you read about the behavior of lenders that is more than 6 months old is likely WRONG. The person who buys your house will likely need a loan and that might mean the lender requires all sorts of special language or concessions on your part that were unheard of a year or two ago.
You mention military bases...are you in encroachment zones? Runway approaches? Are there noise disclosures required? Disclosures on height restrictions because of military operations? Can a buyer sue you because you did not mention the helicopter noise you hear now and then?Are you redlining because you plan to advertise on military bases? Do you know what redlining is?
All in all, there are a lot of things you need to know. You can learn all of them on your own. But a good real estate agent gets paid to know that stuff.