If you don't have a mortgage/financial pro, I would recommend approaching a handful of investors who have been successful (for more than just 12-18 months) and asking them for a referral to their "money" guy.

Fielding emails and texts are fine, but to work more professionally, I'd like to start using a more formal approach.

Do you think it's something I could approach her with at some point?

The approach so far is containment, water extraction, dehumidifiers, anti-microbials, manually removing mold, sanding all wood surfaces once dry, hepa vac, kilz coating of all surfaces, hepa vac again.Perfect storm:enclosed crawlspace, still air, hot water, spraying water leak for at least one and up to two weeks straight.  

If you don't have a mortgage/financial pro, I would recommend approaching a handful of investors who have been successful (for more than just 12-18 months) and asking them for a referral to their "money" guy.  

Hello all, I'm working with a motivated seller and I'm going to approach them with a sub-2 offer. 

Nothing wrong with the Kiyosaki approach; "because your home is a liability", so cash out and preserve your equity by moving proceeds into other assets. 

How should i approach people that are expecting market value for their property?

I really think you could benefit by taking the same approach as me.  

The "owner" said she had done a loan modification which she did not make any payments for so I'm wondering if she didn't give up the "normal/public trustee process" approach in exchange for the loan mod.