Banks are motivated sellers too.

How can I do that using the 20-12 and still remain credible to the seller?

Us late starters, I believe, are more motivated than many of the youngsters out there because the clock is a tickin'.  

Heck, I don't have it down pack either, but I'm willing to continue to learn.The question - Do you find people are more skeptical of realtors and their motives when trying to negotiate a deal.

Finally I contacted them through Facebook today and they are extremely motivated to sell. 

Just because someone should be motivated does not mean that they are motivated.

I've found what appears to be a great off market deal from a very motivated seller.

That motivation was pretty much gone after about a week; mostly because we did not understand the business and some of the terms used.

I also purchased motivated sellers now and have lists that way.

The only way it is illegal, is if you are selling Real Estate without a license.... if you are simply assigning a contract for a wholesale (matchmaking for a motivated seller and buyer), you are not selling, so it should not be illegal to practice in that state or any other state.