@Steve MelendrezHow many roommates can you handle ?

I handle the maintenance and most decisions regarding his properties, we do have a property management company handling the rents and admin stuff.  

I show clients who seem very interested my apartments they say they like it but they want to see what else is out there for this price, but when i text them or call them back the next day they either just push me off or say they found something else, is there a specific way I am supposed to be handling them that make them put down deposit or fill out the application on the spot, because I have tried that but they usually say I have another showing soon and I will get back to you tomorrow!

And if you do volume you can handle a few losses as they average out.

OP is referring to how the subject property was titled... which has no effect on how the lawsuit against his "partners" should be handled. 

The agents don't know if you are capable of handling this and you don't have a pre-approval letter for either of those options as well it sounds like. 

And will any California Title Company be able to handle this type of transaction?

i want to be able to sleep at night knowing that i can handle /manage what i currently have. 

Either way you go have it resolved at closing, I just went through this on a house hack where one tenant had to leave for me to occupy and it took a lot of pressure off my end knowing that I don't have to handle that situation myself after closing.  

You can try to negotiate anything during the inspection period, but once that is up you're relying on their good will to get any credit for handling the tenants.