Not every seller wants their home on the open market and some dont love the idea of opening up their doors to strangers for showings and or embarrassed about the condition of their homes. 

The same is true for someone that seeks legal advice from strangers on the internet.Go to an attorney and let them handle it.

When you plan your postcard stress that "selling your house will be easier than you think", then talk about how you are prequalified, that they won't have to fix anything or have lots of strangers walking through.I wrote a blog talking about letters to Seniors, but most of the points apply to the average homeowner who might be thinking that they want to sell but feel a bit overwhelmed at the work it will take.https://www.biggerpockets.com/member-blogs/11806/84376-your-letter-to-seniors-offer-them-something-they-care-about

Though stranger things have happened. 

Check out the many resources on here and don't be a stranger.

(But always remember the only legal advice you should trust comes from a competent and insured attorney in your local area, not from a stranger on the internet)

Speaking well to strangers is not one of my strong suits and I do fear this will hold me back to some degree in negotiation or finding deals.

Would I rather deal with someone I am introduced to via my relationships and networks vs a total stranger.

I personally ask them questions like if a stranger viewed their home what condition would they say the exterior and interior are in based off of a scale from 1-10.

I would rather pay her than a stranger and from what I have read the IRS appears to be more interested in saying who cannot be an intermediary.