Mitigating Motivated seller issues

[Jose Falconett]

Hey guys, I am a bit nervous to begin marketing for this main reason. 

For wholesaling purposes I am unsure of how to mitigate a distressed motivated seller's varied issues that may arise out of leads, and I don't want to throw them away if they are in fact good leads. 

From the top of my head issues they may have could be divorce, liens, second mortgages, back taxes, other entities claim of interest in the property, and a sellers unknown amount of equity/loan/interest/taxes owed on the property. I need to have an understanding as to how to handle these situations before I sound like I don't know how to talk to these people.

any advice?