Meeting seller for unlisted property - how should I prepare?

[Amit G.]

Hello fellow BP'ers,

I have an opportunity to speak with a homeowner in my neighborhood, who is likely to sell her property very soon. The good thing is that the property isn't listed, and from what I know this person has already bought a new house and is planning to move out soon. I am meeting with her in a few days.

Our community (a condo community) is in high demand and generally speaking average days on market is around 30 days if priced right. Most of the houses are in 220k range and sell fast, but this one is expected to be higher priced one, around 250k. On an average holding period for this is expected to be 2 months at the least.

I am looking to get some pointers on how I should approach her! I crunched the numbers and I think the max I could offer would be 200k. 

Of course until I meet with her I won't know whether she owns free and clear and if she is motivated or not. I just want to prepare in case it turns out that she is motivated. A few things I can put forward as benefits to her are -

- saving her 6% realtor fee (I need to figure out how to do this :) but I have access to a very good attorney expert in real estate transactions)
- she doesn't have to pay any closing costs (around 5%, I calculated my numbers including this)
- she will avoid holding costs (~ 1500 per month at the least)
- No hassle of showings
- avoid holding for uncertain amount of time
- buying as-is (I know property is in best shape)

I am not sure I can do cash transaction for this, otherwise that could have really made a difference. 

Can you think of some other talking points that could increase my chances? Of course, all of this doesn't work if she isn't motivated :)