Its really hard to make a judgement from afar, but based on the 3 options #1. #2 could end up ineffective and default to #1.#3 sounds like a big mess, soaking everything may make it worse.It depends on how saturated that old hardwood is. 

If you make an error, then the tenant could sue and win a judgement against you.

Most of these sorts of cases go to small claims court where you can represent yourself and once you have a judgement in hand saying the former tenant owes an amount THEN the tenant owes you money and you can tell anyone that because its public record.

You will never get your money back, just accept this and move on.Your options are: 1) Get a Small Claims judgement and record it so that it follows the tenant around.

Your circumstance requires some important judgements and considerations.

Making wise judgements will be made easier for you if you comprehend the dynamics of the local market.Establish connections with local real estate experts, including bankers, property managers, and brokers.

If a  lawsuit results in a $2,000,000 judgement with you and the PM each 50% liable, your policy would pay $500,000 toward each insured's portion.  

Long answer is that if this is within US jurisdiction they will have to get a judgement in court for the amount first, then they can apply to have it as a lien on your property.  

In Virginia I would submit a suit for unlawful detainer to get a judgement against both the parents and the child (essentially an eviction).

In my last eviction the sheriff deputy told me that once I got the judgement I could not enter the property without express permission from the tenant, that would be considered "Self help eviction".