If the public is unwilling to support a market, it will fail.

I also feel that he's going to cost me money for a second appraisal because he is unwilling to do his job and look for the best available indicators of value.Do I have any grounds for reporting him to my state appraisers board?  

The problem is that it is a small loan on the commercial scale around 500k so we have run into that issue with lenders as well.We will look into the master lease option but the seller is unwilling to do any seller financing so I doubt they will be willing to wait 2 years to sell.

That tenant has been completely unwilling to be reasonable usually over a period of weeks or months.

If the owner doesn't have this information or unwilling to provide, first that should be a red flag and secondly you can do what I do when I'm shopping apartment communties, go secret shopping meaning show up to the property and pretend as if you are a potential tenant and find out how much they are paying in rent/deposit.

The trust should have provisions regarding what occurs when a trustee is unwilling or unable to perform their duties.

Seller is unwilling to play at my price point.

Overeducated in a discipline without jobs, lacking motivation to improve their life and unwilling to seek viable employment. 

Personally I love talking finances with friends and I'd love to push everybody toward financial independence, but most just are unwilling to take that leap.

Renting our townhome, we had to give up our garage, which I was unwilling to do.