Quoted from CrazyLevi:
You can't FORCE someone to sell you something. So make your offer and move on. When you go beyond that you are being a dick, and shouldn't be surprised by the adverse response.
Yes this exactly!... is where it went off the rails.
You get one shot. Just make your offer- low, or low-ball, or inappropriately low because you don't know what a HEP is, whatever. If it's rejected respectfully, as NorCal did, it's over. Anything after that, other than making a higher offer, is just arguing. Why?
Personally, HEPs are too much work/ cost for my needs, so I actually agree with you, Op! But it's got its deep pocket fans. So be it.