Failure to enter into such an agreement has far more urgent and dire consequences for the tenant than for the landlord. So when you say:

It depends on the state. You will be able to retain housing for over six months without paying a dime before getting evicted in my state. This has implications for both tenant and landlord. Imagine trying to put off paying a mortgage for six months. Of course it’s a business for the landlord, but for small time landlords who only own a few properties it’s a much bigger deal than it is for the rental private equity companies sucking everything up.

But the unjustified jump in rent and housing prices is primarily due to widespread institutional investment in residential property. Algorithmic pricing collusion is also playing a major role in rental hikes, far exceeding any effect arising from abusive tenants.

Completely agree.