How to deal with unmotivated seller...& agent?

[Albert D.]

Here is the situation at a high level.  

Seller is owner/agent out of state.  The property is cash flowing well for seller so no rush to sell.  Listing agent will have to pay referral fee/share to seller.  I don't have buyer agent and deal directly with listing agent.

What can you do to motivate both to move forward without overpaying for the deal?  Thanks for your advice.