Motivated Seller of single family

[Luis Bermudez]

What questions do I ask of a motivated seller to put together a mutually beneficial deal? Read below and help, please.

Im looking for a compassionate way to acquire property and leave seller with dignity. I offered $298k. ARV is around $525. Repairs $85k. Holding costs around $20k. Costs to sell after repairs approx. $30k.

Seller has 6000+ sq. ft. residence. They are very motivated for financial reasons, but they believe they need more than I can offer. I have an accounting background so my instinct is to ask them to show me their finances, but then I'm reminded I'm not so good with the people skills. I can make a good first impression. Then they get to know me and it goes to hell.