The reverse mortgage company wants buyout and I dont have over 200k to pay out.

Hard money and private investing are both ways to finance flips, but they work a little differently.Hard money loans are typically from companies or private lenders that specialize in short-term, high-interest loans.

Since you already have experience with both short-term and long-term rentals, house hacking a duplex could be a smart next move.

You'll need to hire a title company to find out. 

I'm in LA and don't intend to move, but I'll definitely keep investing there.

Deposits will not be returned (full or partial) until all tenants move out.If Tenant A didn’t come to you to get part of the deposit back they may have gone to tenant B, but they most likely walked away from it and I feel it is between tenant A and B to sort it out.Personally I would return it to tenant B, the active tenant in the current active contract.

What’s your first move?

They must be exclusive to your properties ("your" as in the company that employs them).

That way you can hopefully do renovations as tenants move out one by one and start to build your network of contractors.

Utilize any hospitals and insurance companies that are willing to take your call.