They texted yesterday saying they are moving.

The key to either of them is to have targeted data of motivated or distressed sellers.

I have a past tenant that will not respond to calls, voicemail, email, text so that we can return his deposit and mail.

The only "agreement" would possibly be text messages and emails.

The fact the commission isn't your primary motivation will help you stand out amongst even the most experienced agents. 

I'm selling a SFH in California to a motivated seller w/o using a broker.

Generally, tenant will call/text me and I have them call the trade to schedule repair.

She showed me a printout of my FSBO ad on Zillow and said she knew that I had received a lowball offer that, in fact, I had never received, but it was close to a lowball offer that I had received only by text.

Brokers and Agents can be easily motivated when the state starts looking into their business.If none of that works, then suck it up and change it once this lease ends.Your offer to purchase should include a requirement that they provide all documentation and agree to sign an estoppel certificate (also called estoppel form or agreement).

Please leave the keys on the counter and call/text me at [NUMBER] so I can retrieve the keys and conduct the move-out inspection.