Is it painful and is often like pulling teeth?

Also, it looks gorgeous. 

J Scott has an example contract in his Book that BiggerPockets sells that has some good teeth in protecting your interests. 

It looks absolutely gorgeous (I got the Java Scraped Oak) and it has a residential and commercial warranty.

Here in the same county, a friend of mine had an large, older ranch home, built in the 50's, on a gorgeous piece of riverfront property (in a very desirable, upscale, neighborhood), that still had the original electrical meter , and the power cable /electrical feed coming into the house right next to the front door!!!

If you are working with a broker or a seller and you feel like you are pulling teeth... a good script to use is that you need current financials upfront, so you can make an offer that you can stand behind.  

Cut my teeth, crawling under houses that were less than 30k.

Tackling a nearly 5,000+ square foot Victorian ... a gorgeous home with stunning woodwork, 7 beautiful oak and maple original mantles ... but also, a fire-damaged nightmare which I'd like to renovate for under $200,000 -- wish me luck!

This process has been like pulling teeth trying to get people to share information with me how they are buying properties without having to go to sheriff sale.  

Come to find out after pulling teeth, she went ahead and mailed in the late payments on her morgage on monday, this is why she wants to back out of the contract.