Two, they need to sell; they can't make the payments or are moving or whatever.The first reason means either they have very little equity, or they are unwilling to sell at the price that the market will bear.The second reason is self explanatory.So, how do you find people that meet these criteria?  

Banks were basically unwilling to lend to me.

Was the agent able to secure a buyer..yes it seems so, but the seller was unwilling to bend to realistic market forces in the sales process (Im conjecturing).  

If the issue is that you are unable to invest more per property, vs unwilling to, then have you considered physically moving to a more affordable market so that you can both save more and invest more and get better deals and more control on what you invest in?

This is usually because the seller is unwilling to drop the price to a point that would cause the house to sell.

(They were never going to pay me)I've also asked seller to offer cash incentives/offer to pay moving costs to entice the tenant - and if they're unwilling, you can let them know you'll go through the usual channels and they'll end up having to move out eventually anyways if you decide to move in -at least this way their moving costs are covered and you're trying to find a win-win.I've also heard of other landlords that have offered to move a tenant into one of their other buildings, or help them find their next home.One added bonus (for me at least) is often the seller will then wish to extend the closing date (to get to vacant possession) allowing me more time to line up my trades people and solidify my reno plans and budget.Just food for thought - Each situation is different and it really depends on the tenant.

So the issue is that an agent is likely to be licensed in all three states and thus unwilling to work with someone in just one state.

They need a roof, and the owner is unwilling and possibly unable to pay for one.

Tenants who are unwilling to set up auto-pay is a sign (at least to me) that they may be late on payment and don't have sufficient funds. 

I'm guessing it's some type of lien the Seller's agent thinks may can be negotiated, but they are unable, or unwilling, to do it.