When first contacting the seller... how to play it?

[John Public]

If I have found a property that I like and looks like a good deal. Then I do some homework on it. OK so after that, is it best to play dumb with the seller and ask them questions that sound like I am a regular buyer or someone who has done their homework?

For example should I ask: "If you don't mind telling me, is there a mortgage on the place and for how much?" When I can obviously tell that they got a mortgage for $200k only 2 years ago by looking online. Or should I pose it like "I know there was a mortgage taken out for this much on this date when it was bought. If you don't mind telling me, how much is remaining?"

Obviously thats not the only question I have, but should I present ALL my questions so the seller thinks I know less about their property than someone who has done their homework, or should I present myself as an investor that has done his homework and may know more about the property than the seller himself? And if so, is there the possibility that this will scare the seller into not wanting to deal with me?