Some seller may not want the public or the neighbors to know they are selling, some may be embarrassed by the condition and not wantbthe property on the MLS with an agent, some may have just lost a loved one or just got a work transfer out of state and need to sell yesterday.

Remember, if you're not embarrassed by your offer, it's not low enough.

I would address directly, as she probably would be embarrassed if the HOA were to find out that she was the one with the issue.

That clarifies things for a lot of attorneys.Figure out what the laws are in NC, but I encourage you to not be embarrassed that you don't want to be strung along again to potentially have the deal fail to close again, without knowing you'll be compensated.

Embarrassed 

Looking at post after post of people reminding me of the numbers is a little embarrassing, but it has given me a new perspective.

She likes to embarrass & make fun of me so we could always resort to that.Ok, that's my pitch.  

Most tenants when they get behind get embarrassed and do not like to communicate until they have the money, don't sweat it send the notices and then evict if it comes to it. 

I'm almost embarrassed to say that it never even occurred to me that I could do it sooner.  

That's a long and slightly embarrassing story, so I'll get to the point.