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Without an offer on the table, I'm surprised the realtor even bothers taking your calls.
No offer puts you in the category of "tire kicker".

Your offer can spell out everything you find essential to carry through with the tranaction. Naturally, you'll want the property free of liens, property taxes paid up to date, a warranty deed, etc. You may want a perk test or some sort of contingency that the land must perk.
Write it all in your offer.

SPELL IT OUT with your offer.

DO NOT consult a lawyer unless you have $$ to burn. The lawyer will tell you in no uncertain terms "I think we have a good case" the obscene legal fees ring up.

NOW.....quit whining about the poor realtor.....and give them something in writing!
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