Hi, 
My husband and I are looking for a good team of RE contractors in Charlotte, NC!! 
Thanks!!

Taking this route not only makes it easier on you, but also shows your tenants that you care about them and are willing to be flexible, but not taken advantage of.So my advice to you is to communicate with them an figure out how you can assist them, maybe help find them a new place to rent or find out what would motivate them to move out sooner (cash for keys, etc.)Hopefully this helps and please feel free to reach out if you have any questions!

If you prefer the formal process of going through a buyer's agent that early in the shopping process, let the agent know up front your timeline and your motivation or lack thereof for buying on that timeline. 

No one sending you a letter to buy your home has any other motivation but to make money for themselves everything else is just words and I am sure you understand that..

We have in-house management so tight groupings is far more efficient for us.  

The key to either of them is to have targeted data of motivated or distressed sellers.

I have no real expertise here though, although I have been a court mediator and am used to helping people lay out motivations, wants, needs.

The fact the commission isn't your primary motivation will help you stand out amongst even the most experienced agents. 

I'm selling a SFH in California to a motivated seller w/o using a broker.

Brokers and Agents can be easily motivated when the state starts looking into their business.If none of that works, then suck it up and change it once this lease ends.Your offer to purchase should include a requirement that they provide all documentation and agree to sign an estoppel certificate (also called estoppel form or agreement).