ISO Help with a motivated seller :)

[Nicole Rosemond]

Good afternoon!  We (my husband and I) are currently working with a somewhat motivated seller who is balking at letting us in the house to provide her with an offer.  My education is telling me that she is most likely a hoarder, terrible housekeeper, or there is significant deferred maintenance and  possibly more that the seller is hesitant to disclose.   I have already tried to determine her number and she just isn't giving anything.  I know that she is looking to sell quickly and easily so that she can move into an already purchased downsize property.  When we first discussed (approximately 3 months ago) she had a family member living in the new property and was not yet motivated as she was unsure when the family member would be moving out.  She reached out to us this week indicating that she is ready to entertain cash offers.  Knowing this, part of me wants to give her a our best offer contingent on walking the property. At the same time, my old negotiation voice is telling me that we shouldn't throw the first number on the table. I'm hoping that some wisdom from the BP community will either help me overcome my fear and throw the number out or confirm my old negotiation voice. Anyone willing to assist me in taking the next step?????  THANK YOU IN ADVANCE!!