Structuring a Deal Before Seller Has Moved

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Hi I spoke with a homeowner today in Discovery Bay who is interested in selling his property. His brother who is on title passed a few months ago and since then he has had trouble keeping up with payments. There is an NTS with auction date set for mid January. He asked if I had anyone that would "like to come by and see the property". When I asked him about listing he said he would like more time to move his belongs before he does any showings. He is currently negotiating with his lender to delay the auction date. My question is if I were to reach out to agents nearby who've sold properties recently and might have interested buyers would I need to have some sort of referral agreement with them? My hunch is that if I show up with a motivated buyer the seller might sign something but otherwise might put off moving his belongings, fail to extend auction date etc. Would it make sense to try and line up some kind of transaction asap considering his situation with the NTS?