If the seller gets it notarized and signed on Monday which is the day of the closing wont the title company not get it back until Tuesday the following day?

You wont get the crazy $ returns of big markets but risk is low.

It isn't 1000% necessary but as policy we do it to avoid any possible legal action later and claims that we destroyed property.

It seems the toughest situations to mitigate is when only a partial portion of the building is burnt down or destroyed and how those situations play out.

A lot of times they offer the 80% and then kill you on the appraisal (though they say they wont)

Expensive lesson that I wont forget. 2.

The issue we are running into is every mortgage broker and banker is telling us we wont be able to secure any sort of refinancing since we will have property split three ways.

For a one time small judgment you're probably not going to find much better.I'd turn it over to them and let them handle the wage garnishment, bank levy, credit destroying work. 

they moved out at the end of the lease. i need to know what i can deduct from the security. so far i know that i can deduct the cleaning and the repairs of wall and other stuff they destroyed. i have a clause $150 of any repair and the appliance had to be repaired 1 month before they left. the repair was 330 and i asked them to pay just 150. they refused to. can i deduct it?

While only the most Aggressive think that real estate wont adjust downward 10 to 20% in the next year or so.