It’s a pain and delays me getting rents.

Find out what their pain is, if they tell you that a sale at their asking price is their only option they aren't being honest with you or themselves.

I know they're a pain!

It sounds like it's pretty centralized to a few hospitals (Cleveland Clinic) and large national companies (Walmart). 

it could be a easy fix or a big pain later.  

They look nice but are a real pain to assemble- box in a box. 

I feel your pain, as I'm self-employed as well. 

If the property is vacant, unanswered by a sale, or rent, then this too helps the seller's motivation to consider creative financing.In order to "calibrate" your offer, you should understand the seller's pain points if possible. 

@Christian Hall It pains me to say this but I would never invest there.

So things that are customary in certain locations regarding closing costs, treatment of taxes, etc. have to be manually explained and advocated for, which makes the closing process more painful than when dealing with local title companies and realtors.