The last one told me I'd likely pay a small fortune for this policy. 

This means that you will probably need to pay registration and filing fees in at least 2 states if you don’t buy CA property as a CA resident.Any lawsuits should be limited to the assets of the LLC and not your personal assets (assuming you run the LLC appropriately and the corporate veil is not pierced, some debate as to SMLLC).

Don't pay ANYONE or any company a dime outside of an appraisal until the deal funds.

This would likely take coordination with a tenant at some point - (ie - plenty of notice to them that they must vacate in order for you to sell the property)Since your current home is free and clear -  you could do a cash out refi or take out a new mortgage on the new house to be able to buy your paren't house and pay off the mortgage.  

We explained to him we would pay for probate and pay to fix up the house to get it rented.The lease is for 5 years but dissolves once we close.

After all, you have no evidence they agreed to pay rent or any of the other terms.

if he performs a service for you, just pay him for it. 

If I recall correctly, Rent Redi even gives them the option to pay using a credit card. 

The only “good news” is you’re paying for last year’s shortage and thsi year’s taxes, or this year’s shortage and next year’s escrow account. 

If you have cash, you could pay off the underlying loan2.