Best case, you'll find that the deceased person's estate was probated and a personal representative (exec or admin) appointed who can sign your release.

Most of the people I schedule appointments with don't show up to even give me a quote.

I have not booked the trip yet as I am trying to get my points of contact setup prior to my visit so my time is well spent with appointments all day everyday I am there.

I have an appointment with a great CPA next week.  

If the trust were subject to a court action, a court-appointed probate referee would provide the date of death inventory and appraisal, at least in many jurisdictions. 

I know I cannot use "my own labor" costs if I do work on my own rather than hire a painter, but can I somehow use my time lost at work/vacation time used for appointments related to selling/repairing, etc.?  

Most often within 30 days of death but always immediately upon the Court appointing an executor.

I don't think you will have a problem.2 as long as you are not representing others and you represent yourself only -- you do not need a brokers license.3 you need to have an agreement with the seller that says you have right of possession or right of entry by appointment to show the house to your assignee.4 you need to make full disclosures, let the seller know that it is your objective to earn a reasonable profit.

If Fair Housing decide to jack you up they will say you are choosing to police the infractions that will keep brown people out of your rentals and leave you to explain to the court why you have become a self-appointed immigration enforcement official.

After the winner was appointed, he went to to her and said, "You see?