U.S. Notary in Canada for Real Estate Deal

[Matthew Allen]

I am finalizing a real estate deal with Sellers here in Texas. One of the Sellers is an American citizen on an extended stay in Manitoba outside of Winnipeg. I'm hopeful some of you in the Seattle Washington, Michigan, Minnesota, New York or other bordering states may experience to help me here. The US Embassy in Calgary is less than helpful with their automated responses, emails, etc. I'm a notary myself and I can't even understand what the heck the Seller needs to do. Are there US Notaries that can notarize overseas, or do I have to have a Canadian notary then verified by the embassy...or have her travel to Calgary to pay $50 and have them notarize it (which is Asinine!)?

Thanks for San Antonio!