The listing agent who is to represent the seller mentioned she has never executed one of these sales before and seemed to be having a hard time describing the process.

Again, it's all about analyzing probabilities and then executing a game plan that's right for you.  

Good data is fundamental to exceptional execution. 

Be careful, everything needs to be perfectly executed.

Find opportunities that no one else can find, close on transactions that no one else can close, identify value that no one else can see, execute faster and more efficiently than anybody else. 

Just figure out what you want to accomplish, develop a plan, seek out someone for advise or mentorship who is doing what you want,and execute your plan..

Make a plan and execute the plan. 

Regardless of the time/effort and even cash expended to-date, you made an executive level decision to cut your losses and shop elsewhere. 

The problem is this is my first attempt at actually executing a deal and I have no type of outline as to what I should say over the phone, what questions to ask, etc.

Plus some of them love to talk to people and you never know what politician or lawyer or executive they picked up before you.