So I do have a motivated seller the owner had surgery on both knees and need to sell 3 rental properties. 1st is a fourplex $245,000 and 2nd is single family rental home for $50,000 and 3rd is a 2 residence for $75,000.

When I go to a doctor for surgery -  I like to know how they are rated with patients and there are ways to find out about lawsuits against them or malpractice... normally I use referrals for things like this.  

If your real estate agent has no knowledge of this type of form, they should still be able to contact the listing agent in order to have the smell remediated.

There is a 1500 sqft house that is needing remediation work done.

I requested the paperwork, and they said that the buyer goes into surgery and can't proceed with offer.

3) My thoughts these past few days have been that an annual PM inspection in Jan 2016, 2017 and 2018 could have remedied the issues above and the response from the PM is pretty weak. 

A landlord would have no enforcement power as the only remedy for a landlord is eviction.

I am a real estate agent in California, so some of the sale costs would be remediated.

No, you don't have to allow a remedy.

You are required by both state and federal law to remediate any lead-containing products (paint, putty, etc) and obtain a de-leading certificate.If you have a handicapped tenant or applicant, you may not refuse to rent a unit to him or her.