So, you need a total of $3 million infused up front. 

Unregistered syndicators get nailed all the time and regardless of intensions, it can be painful.

I thought about it but seems like a real pain and would not really like to.

Migrating to it might be a pain but I don't think it'll be a big deal.

Most never surface, usually they get assigned one way or another, development was too much of a pain for me, more of a side note and I bail from long term arrangements for several reasons, I'd rather be in and out.

You are there to solve there problem, make their pain go away and they will be happy.

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.