Realtor/Investors...How do you approach motivated sellers???

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For all you realtor/investors out there:  I was wondering how you approach motivated sellers with two options:  (1) either buy their house or (2) list and sell their house?  

I was wondering if anyone has a good way to do this...especially if you're trying to by a house for 70% of arv - repairs.  I haven't tried this before but i would think the sellers might be a bit insulted if you say you can list and sell their house for one price but you can buy it for significantly less.  Does anyone have a good way to approach people with both options?  Or, should I just approach with either but not both of these options?