Tenants that are unwilling to sign leases with such detail is a huge "red flag" anyway...why would you want a tenant that doesnt agree to not park disabled cars in the driveway or keep the noise levels down for their neighbors or trim around trees, mailboxes, landscsaping when they mow the lawn?  

If the seller(s) is unwilling to do any repairs, then revalue your offer.

You just don't understand it or are unwilling to look into it because it might shake up your preconceived notions.

However, my private lenders tend to be up in age and unwilling obligate their money for long periods of time.

Apparently the lender spoke to him and he is unwilling to increase it at all. 

I'm not sure what that means but if your agent is unable/unwilling to do it, get a different agent.You definately want a punch list.

If you know how to invest your money - whole life insurance is a rip off (it might work for those who have no idea how to invest or are unwilling to learn, so the forced saving component of the whole life insurance would provide them with so me benefits at the very high cost). 

Someone that is unwilling to put forth the effort to improve their earning potential as to not depend on others, not so much. 

But if your seller is unwilling to see the facts and wants to "just see", I personally would consider not taking the listing. 

I'm afraid it's gonna take some time my friend if you are unwilling to add value.