". . . Seller motivated but won't budge off of  asking price."
LOL!
I have told buyers in the past, "Investment property is one thing, fine, lowball all day. But if you love this house and want to live there, don't worry as much about squeezing every dime. You will not care later. If you don't think you'll miss it, move on."

Probably, but we do need to educate them and try to help. 

I do believe that people are looking for a great deal not realizing a good home at a proper price is a better value

I'd write a formal offer of your client's top offer.  Then tell them you will be moving on if they don't come to negotiate.  I'd further show them on paper how much they will loose if they keep it for "X" months which would equate to the amount they want to gain from your buyers.  Sometimes formalizing your bottom line in contract is reality to the other side and they have to accept or let you go.  And letting go a little fish in hopes of a big fish is risky!   Good luck!!

Paul,

This is crazy making...I wish you all the best here.  A

Don't they all tell me in our first conversation that they want a "good deal." I always ask people to define "good deal" for me... that tells me a lot about what they really want. A "good deal" on a bad house is not a deal at all.

Yes, some buyers only decide on price. Its in some people's DNA.

Yes, they are like hippies left over from the 1960's. They don't live in todays world, but that of the bubble...

Move on when the parties will not agree.

Your client has been burned and is fence sitting. They either want the house or don't and need to submit their best offer. If it isn't good enough to buy it then they need to move on or sit on the sidelines and watch and resubmit in a few days.

Some buyers fix on the amount of money they want to spend, no matter how much lower it is from their loan amount.  A few dollars more could get them into a better property. Good Luck!

I have buyers that do focus more on the price rather than the actual home they desire.

You said sellers house is vacant but seller is not budging on price . Where is your buyer living and it seems to me they should be in a better position to wait and see and if it gets sold under their noses it means they will be more motivated the next time 

Our job is not to find the perfect house, only the best one! Let them make their best offer in writing and let the Seller decide! Overpriced is overpriced. Someday a sucker will come along or the value will appreciate. In the meantime, the seller has an ongoing burden!

every buyer wants a good deal...and every seller wants to make sure there's no money left on the table....

Not every property is priced correctly and it is up to us to inform and educate.

Wish you good luck. There are some people who want to get a good deal while there are others who are willing to pay a fair price. Many become realistic once they lose out on  a house.

 Good Saturday morning Paul. They walk among us! There are those who sole intent and purpose in life is to get a good deal

The seller may be motivated to sell at the seller's list price but not a lower price.  The seller may have sufficient resources to continue to carry the house and the ongoing monthly costs for a few months (excluding the principal portion of the mortgage) may not be significant enough for the seller to sell at $15K less than the seller wants.

Paul, it is possible some buyers want good deals.

I like what Deb Kirschbaum suggested. Write an offer and let the cards fall where they fall.

Absolutely, everyone wants a great deal, and sellers want a bubble price, hopefully they will all meet in the middle somewhere.

Paul,
What is the value of the property? If this one gets away can you find a replacement at a similar price.