I have spoken with him over the phone several times and he admits this duplex has been a pain to sell because the owner is listing it so high.

@Sam Zawatsky - I feel your pain! 

We made it through with out BK help but it was PAINFUL.

Much easier to determine with a double pane vs single pain glass.

His broker is being a pain and said I ought to seek legal help, although I stumped his broker when I told him I have his agents text to me essentially terminating our relationship (as mentioned above).

Another investor, that has already done the hard work on vetting lenders (and other vendors for that matter) will significantly reduce your pain in this area.  

Also, I have no idea what the oven is worth or how much to file a claim for, so I suppose I need a stonemason to come out and give me a quote...What a pain in the butt!

Is the tenants a pain in the ***?

@Shiela Roberts, I agree the time and pain dealing with the contractor and the ROI may not be there.

Plumber couldn't complete sewer scope because there's no clean out and getting permission from seller for anything has been a pain in the *** (at least that's what our realtor says).