The crazy wide gulf between buyers and sellers

I am in the process of trying to personally figure out how to bridge the commercial real estate gulf between buyers and sellers.
Our market (Thurston County) does not suffer from the same issues as non-government towns, so we do not ride a pricing roller coaster, it is pretty steady, but even we've seen a drop in prices in this recent downturn... but not as large a one as buyers want it to be.
Because most of our commercial property holders here are pretty steady, and our market reflects this, we are not seeing desperate sellers.
But buyers are out there thinking it's low-ball season.
When you're a buyer's rep, it is always low-ball season in some ways, but now everyone is jumping in the game, and the balls are not just low, they're subterranean, and sellers just aren't THAT desperate... dare I say yet? I don't know if they ever will be around here.
I think a few will go through the ringer, but all?...naw....
Anyway, it's a buyer's market, but we have to be realistic and know that some sellers are pricing their properties to sell. If you aren't sure what the price you are asking or looking at is where it should be, get a professional agent to do an analysis for you.
We look at a myriad of elements -- especially in a market that is volatile  like this one.