I called the town to ask about the procedure and was told to just send the originals with a self addressed envelope and after 4-6 weeks it will be recorded and I get them back.  

I am not familiar with any of the books so comment there, but I do agree with @Ned Carey re: the laws differ so much state-to-state and the procedures county-by-county that you need to find someone who is familiar with the specific jurisdiction in which you plan to invest.

We have had to adjust some of our procedures based on how the magistrate judge wants things done, even though we shouldn't have to based on the law.

But the standard forms miss a lot of things like move out procedure, what is damage and not, who is responsible for pest control, mowing lawn etc etc.Other option besides an attorney is to hire a property manager as management firms typically have their own leases

I know I was late with this by I started legal procedures in dec. we technically do not have a lease because I never sent him a signed copy but we are going under the assumption that we have one.

This is standard operating procedure for banks.

What organization oversees real estate closing procedures?

And if the bank isn't concerned with price, why wouldn't it reduce the price per my request anyway (I imagine there must be an auction/sale procedure required by the mortgage insurer, so maybe the bank doesn't have that discretion)?

Consider the following example: In the 1950’s the major commercial airlines got together at a conference in Poland to devise a uniform safety procedure.

I already have experience with buy and Hold properties overseas, just need to study the market and all procedures in here as it's different.