However, it looks like your agent did not bother to explain to you about the process and helping you vet the property.

@Jacob Zivanovich, at this point I would not even bother with paper applications especially if you don't have access to a well vetted one.

Maintenance does not do pest control. so my house, which is surrounded by ten acres of woodland requires $430 from orkin because they cant be bothered to open a can of raid.  

While they are not insane like the CA laws they do have some gotchas, which for me as long as I am aware of them don't really bother me because of the type of Landlord we are, while others don't like them.

I wouldn't get bothered by how a tenant behaves.

If it’s permanent - I would not bother small claims court

So, if the mess isn't going to attract pests like food waste and it isn't causing damage like pet urine then it may not be an issue worth letting yourself be bothered about. 5.

It is the $4k flat fee that bothers me most.It leaves me feeling she has no incentive to sell at the highest price. 

Same, the math isn’t mathing and it bothers me!  

I would guess many private party deals between people who know each other well may not bother with deposits.