Hi One of the ways I get information from the buyer without them feeling interogated is to use my agency disclosure as a tool to educate the buyer or seller as to what they can expect from me and also what I will need from them.  You can remind the buyer how much better their position will be in negotiations if you have evidence of financial ability to give to the seller.  When showing properties don't be afraid to ask if the buyer is contemplating an offer.  A buyer will usually indicate if they are.  I also use a timeline of events so a buyer will know when you are expecting the earnest money or when they need to make thier loan application or have inspections.  I hope I've helped.