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

Everything is backed up automatically, immediately, and it's accessible anywhere with a cell signal or wifi. 

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.

Part of creating a marketing system is to identify potential candidates (suspects) that appear to fit your deal criteria without much research.Don't too much research in the front end; only enough to fit and exclude the obvious.You basic qualification research only need occur when you have a principal who has expressed serious interest in doing business with you specifically and has given you signals that they are motivated to given something up in order for you to solve a problem.You due diligence (deep research) should be reserved for when you are in contact with a principal and you have the working of a transaction on paper. 

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.