How much do you tell the seller?

[Lee Haenschen]

When you make an offer on a off market deal, how much do you explain to the seller? What I mean is let's say you offer 110K On a house....well below market value and the current owner will assume you are low balling them. The house needs repairs so your offer is based off this.

Do you explain WHY you are offering well below market value? That the house needs a new roof, new A/C, walls need to be removed, paint etc.. etc.. ? Or do you just hand them the offer and tell them to look it over and walk away? 

I own a landscaping business so I am no stranger to sales interactions with people, but with my business the more talking I do to explain to people what we are doing the better. I am not sure if less is more when it comes to buying off market homes? Or should I spend 30 minutes explaining why we offered 110K for your home when market value is 250K