We are now suing them in TX small claims court as the security deposit was not enough to cover the 2 - 3 months rent after they trashed the house. 

An assistant can do most everything that you need done and they work directly for you rather than a property management company that has several clients and you’re just one of them.Also, again, depending on the location of your properties, have you considered doing a lease with the option to buy?  

I would start with them.I am not based in LA, so I don't know your exact laws, but I think I can still provide some initial direction for you to find answers, and maybe offer an idea to research.  

I would think their loan documents give them the right to control the property after the original owner dies - regardless of who is living there (although I have no direct knowledge of the laws where you live).There are details we don't know here... like if you want the house for sentimental reasons, or because you see the value between what it's worth on the market today and what the reverse mortgage company wants for it?  

The seller directly pays your buyer's agent.   3. 

She claims that it's because of the deposit, but when I gave her a link to a gas company that doesn't require deposit, she cussed me out and wrote that I wasn't allowed to tell her which gas company to use.

The bank statements has deposit showing gross pay from the pay stub and not the net pay after taxes.

Hello @Yvonne Wang,The scope of work should include the following:- Basic info: Property address, client name, contractor's contact info, address, license#'s, signed general/operating agreement b/w contractor and client- Specification of repairs: Repair item, Quantity of items needed, total & per unit cost of items, taxes (if applicable), Completion hours, title of the person responsible for the repair item, written summary describing the work- Add'l info: Schedule of repairs, additional payment schedule details i.e. disbursement schedule, method of disbursement, deposits, holdback amounts, etc.The screenshot below highlights a couple of repair items.

I actually met with the agent directly as it was his childhood home, and he wanted to know who was going to buy it.

You CAN NOT contact the listing agent directly from Zillow, but you can look them up and Google them.