Homeowner Help Affecting Deals?

[Jason Merchey]

I am thinking of maybe trying to approach distressed sellers to do an off-MLS purchase. You know, the "quick closing, cash!" type of thing.
I saw an ad in the paper for homeowner mortgage assistance. Says folks who are in trouble could qualify for a free program where "help making your monthly mortgage payment" or "help with past due mortgage payments" are available.
I am wondering, as you work with a seller ethically, what do you need to tell them as far as options are concerned so as not to look like you scammed them?