Of course you need to be empathetic in the approach but you just need to flat out get in the mix and start asking "Do you want to sell your house quickly, as is and for cash?" 

If he just gave me a reason, any reason, then I might be more empathetic.

I tried to be empathetic to his condition without taking fault for it. 

Minna,Not much you can do but be as empathetic as possible to the fact you know how busy they are.

Being genuine and empathetic to the sellers situation go a long way.

They are almost always a bit unstable and LOVE their stuff, you need to be very empathetic in your conversations about the house and his stuff.

You can help and be empathetic, but I find it hard to believe they can’t find anything.

If they've lived in the house for a while, realize that there could be an emotional attachment and be empathetic.

I run comparisons for 90 days only, actively hit the streets and personally go out and talk compassionately and empathetically to home owners in foreclosure to work with them in offering a potential exit strategy, avoiding foreclosure for many homeowners and saving homeowners in foreclosure a ton of stress.

Their friends and family are probably empathetic, but they are no help.