I lived here over 20 years and don't have problems like you, everything can be resolved with a little patience, nothing to do with cash cows! Your friend has no lease, guess cause it's all cash and so owner not paying tax, you don't declare TM30 either I guess as would need owners details. So if that's how you operate best of luck
I went with a friend last week and an agent, new rules at Bangkok bank, needed his country social/national insurance number, SIM card setup as must load app and also take insurance out for 1 year, total fee was 5000 baht including ATM card