There have been numerous people on BP talking about how they paid application fees but they could never get their loans closed on any deal brought to the company.

There are numerous companies you could look through, but I always suggest going through a broker.If you go through a direct/captive insurance writer (State Farm, Allstate, Farmers, or most of the big name brand names) they only have access to their lines of products, so you dont really know if you are getting a great deal.

This guy has caused numerous delays, and has been a headache from the start. 

Recently I have been getting numerous complaints from the tenants on the ground floor about the kids running around upstairs making too much noise (two year old and 4 year old).  

I've read numerous other forums and I am pretty clear the contract should include language regarding W9, insurance (liability and workman's comp), SOW, draw schedule, independent contractor status, and lien waivers.

  I use a great local CPA that works with numerous local RE investors. 

I have also been involved in a few rehab/flip projects and numerous residential and commercial real estate transactions.

It is probably true, though, that appreciation - if there will be any in NA - is a very long-term play.Despite the lack of organic appreciation, North Adams does provide numerous opportunities for what @Brandon Turner (who lives & invests in a rural area very successfully, wink wink) likes to call "forced appreciation."

Is there an intangible element in the transaction that might be important to them that you can work with, but a regular MLS buyer probably won't? 

Add some animal elements, but don't go crazy with it (i.e., bears, deer. etc).