These types get blackballed by agents, offers are presented on the phone with an owner with a few choice words and turned down, if presented at all.Realtors are wise to this activity too, all you do at the listing is ask the owner the lowest price they will consider and make a note to reject any offer below that amount, that way Realtors don't have to fool with low ballers. 

So far I've made 4 offers and all rejected.

There is a lot of rejection. 

My offer was precisely what he owed on the house 92k but he rejected it!

Our application fee is reasonable, but if there is a chance to be rejected due to not having a valid ESA, then they choose not to apply rather than lose their application fee. 

If so, can you confirm or reject my conclusion that this is the best state for tax deeds?

@Neel Shah: did they ask you to repay the $1K grant if you reject the loan?

I suggested exactly what you said many times and she rejected it each time.

I made 2 or 3 low offers that were rejected before one was accepted. 

Now the downside, my credit is a little below to ask for a conventional loan so I was rejected, hard money lenders are asking for a minimum loan amount of $75k, after paying down payments they won't qualify for their minimum, they can do a dual collateral(portfolio loan) but it takes more money and more time and i don't have either of those.