can you invest locally instead?

Now when your agent actually does the release then they send it to the listing agent and its is the listing agents responsibility to forward that doc to the sellers we do this all the time via docu sign or hello sign or whatever on line document system the local MLS uses.. somehow you seem to have this backwards..

Selling a property that requires significant work can indeed be challenging, but there are several avenues you might consider exploring:Local Real Estate Agents: A local agent with experience in selling fixer-upper properties or historical homes in your area could provide valuable insights.

If you are going to have a company manage your property, I would recommend you find someone that is local. 

Keep in mind local zoning laws and market conditions in Portland versus Salem—Portland might offer higher rents but stricter regulations, while Salem could provide better cash flow opportunities.Your design approach has proven successful, so continue focusing on appealing upgrades like kitchens and bathrooms, but prioritize cost-effective and durable materials for rentals.

Why not just hire a local real estate agent to handle leasing? 

I can't give away all my locales but it's not hard to find them if you search around and ask people.

Before you jump into some type of mentorship (that they usually want you to pay for), I would start doing some meetups in your area with local real estate investors. 

ACT and the various localized distressed property laws.

Zillow also hs a "Make Me Move" feature you can click on to see home owners listing their property in hopes of a good offer.I have also seen peopl reach out tp local AFL Assisted living facilities to talk to the Admin or on boarding nurse to see if ay families or people need to sell their home to cover costs.