HUD is a pain in the butt for title companies so I prefer to use someone who has experience with them. 

Call and get an insurance quote - your costs will be different as your operating history is different.If the Vendor or their agent continue to be lazy and not provide you with financials up-front, then I would assume they will be equally lazy during formal diligence and include a "pain in the ***" factor in my offer.I would then draft my LOI, stating that given the absence of hard data on which you could draw for analysis, you have had to make the following assumptions ... then list them out.Give yourself lots of buffer in those assumptions and don't be afraid to offer 20+% below ask.  

then see what sort of pain or pressure that's been putting on him or HIS FAMILY.  

Things like having to replace HVAC or upgrade electric when you did not account for it can be painful deal killers. 

It's 2015 and I think the time has come to be criticized and chastised for my doodling as it's seems my resolution for pain and suffering will carry on for another year.

Aside from being a pain at the moment, I agree that this could potentially be a win/win scenario for buyer and borrower.

I feel your pain with the price of properties here in California.

Oye the pain.

Purchasing any of these would be a painfully expensive lesson in RE.

The first one was a pain in the *** to manage.