Sounds like a real pain, totally understand the challenge.

That pain still hurts!

I would probably leave a State that is landlord-unfriendly faster than one with State income tax, as the potential pain inflicted by the legal system would trouble me more than reasonable taxes.

Eviction is a pain in the ***, I don't know for sure because it depends on state, but it takes anywhere from 60 days -> 6 months.

Second, make it painfully clear how to present the offer to the seller & agent, your agent won't know unless you show them.Third, take the agent to lunch and explain the offer again.

For those actively rehabbing now: what’s your biggest pain point (contractors, materials, hold time, resale risk)?

There are internal workings at banks that make no sense sometimes, but non performing assets are painful to a bank.  

Right now wholesalers are mainly doing:SMS TextingCold CallingDirect Mail / PostcardsThe “next level” is PPL (Pay-Per-Lead) through lead generation companies, so you’re only paying for conversations that raise their hand.Most people start by pulling lists of sellers in distress (pre-foreclosure, tax liens, probate, divorce, etc.) and then stacking those lists so you’re not just hitting one pain point but several.On top of that, a few other things are working well right now:PPC / Google Ads – motivated sellers often search “sell my house fast” before answering cold outreach.Facebook/Instagram Ads with strong local targeting.Driving for Dollars apps (batchdriven, dealmachine) paired with skip-tracing to hit niche properties others might miss.Follow-up systems – 70% of deals come from nurturing leads over time, not just first contact.What seems less effective today:Bandit signs (cities are cracking down, saturation is high).Generic postcard campaigns without a targeted or consistent follow-up strategy.Mass cold email (deliverability has dropped a lot).The real key is consistency + multi-channel.

So growing pains is not anything new or abnormal for a store of value. 

This was in King Co (Seattle) and was a real pain in the butt for years.