Questions about a past lead, Proof of funds?

[Frank L.]

>Quick and common question but forgot.. here it is.. what do you say to the seller when there is a property that has a (good/bad) tenant and you portray yourself as the buyer and told them I'm not sure yet because I don't know if I want to sell it or rent it??

>>Second question.. what do you say or do after when the seller asked about a proof of funds..?

>>>Lastly.. I want to know what you would have done with my past experience with a past seller.. here's the story.. called from my YL and said that he has a vacant property that he wants to sell. Motivation is that he is leaving for Hawaii and will go there once the property is sold and of, course he is paying two properties ( his and the vacant). He said that he owes nothing on the property. After calculating my numbers, the ARV would be roughly $595k (recently sold comp) (not deducting the repair and my fee yet).
I ended up passing on the deal because while trying to build rapport I kept trying to get a number out of him first and he finally gave me a number and it was retail price.. roughly $690's. [He was a realtor and there are a few properties that are around that price] He also mention that he is motivated to sell but is not to the point of he is struggling with payments. The property seems like it is in okay condition by looking but there might need some work with the bathroom like tiles and the last tenant made improvements that made the kitchen look old fashion with fixtures & cabinets. Not to mention, this was my first time speaking with a seller so I tried my best to keep it together and professional but yet excited.
Do you think I could have done something better or different.. what would you have done or was I right to to walk away..
I was thinking of seller financing but wasn't sure if that applied because there wasn't a loan.

Thanks.. and advice is greatly appreciated