If the three roommates all pitched in to pay the security deposit, then the outgoing tenant needs to get their share of the security deposit back from the other two, not from you.

I did a walk through today with a inspector, everything checked out, going to have the pipes scoped to ensure nothing crazy is going on.

You continue to hold the entire deposit and the outgoing, incoming tenants work out the deposit between them.

Our move-out package details what we expect from the out-going tenant to bring the unit back to move-in condition, minus any normal wear and tear.

I use phone.com with a purchased 800 # from tollfreenumbers.com.Phone.com allows multiple menus, recorded outgoing messages, extensions, forwards, etc.

Now, along with that, I'd certainly add that in any eviction situation but even more so in this one, where someone is losing the home that they owned for however long, that besides simply handing them cash, some assistance helping them get all of the various steps needed to move out going and completed can be even more valuable than any stack of cash, or that a small time investment on your part could save you quite a bit of money.

The other thing that tipped me toward owning is the ability to pay the home off and my monthly outgo goes way down. 

I would not be concerned about the outgoing tenants continuing to pay rent, your PM will manage that issue.

If your looking to practice pricing something out go to an open house in a home that you think would meet your needs.

I will have an option for emergency which will allow it to forward 24/7 and will make sure the outgoing message clearly indicates what constitutes an emergency.