Quote from @Monish Anand: Start by looking for personal recommendations from investors in that market, then look on realtor.com or a google search.DO NOT use agents suggested by a website like realtor, Zillow, etc.

I personally do three types of lease options.

Contractors, unless you have a working relationship with them, normally do not want you bouncing ideas off them.Understand what their hourly rate is, have a discussion with them that you are okay with paying them an hourly rate if they walk the property with you and provide you a scope of work along with an explanation of what you can/can't get away with in regards to improvements.ask them if you go with them, if they can credit you the amount that you paid.Once you develop a working relationship with a few contractors, you can bounce ideas off them and expect quality responses.I do not invest in New York.Best of luck. 

I would network in person or in FB groups. 2-3 months to close is crazy.

Although the journey has been worth it, I've sacrificed quite a bit from a personal lifestyle perspective, relationships, etc.

I let the booking expire and figured it was a troll.I then get another request from the same person about a month later for the same dates.

There are conditions that must be met.Also, I believe the taxes are higher in Richland County than Lexington County, but I don't like there, so I don't have personal experience with that.

I wouldn't spend another moment of my personal time on it. 

The quality of answers to your are directly correlated to the quality of your questions asked.  

I have two phones, one for business and one for personal.