we just did one in PDX that took two years and a full blown lawsuit for specific performance and then a court eviction.. by the time we got the house we had to bull doze it. 

Documents without a proper witness will most likely not hold up in court!

Usually for a case like this where the tenant is basically committed by the court, for care, it takes like 1-2 months to get the apartment released, and items figured out by family ..I'd do as much as possible to get this resolved without eviction action. 

I know I can take him to small claims court - is there any thing else I could do?

But from what I've been told, there was a court case in Oklahoma that established the following:"The commonly accepted definition of “purchased” is a ”binding agreement“ to pay an agreed price. 

So after I texted about wanting to go to court because of avoidance, the tenant notified me about inhabitiual conditions in the house.

If rehab and vacancy were necessary there may not be immediate cash flow, but with depreciation on taxes he won't likely gain income.If he buys it and doesn't get divorced until it appreciates in a few years, that's another story, but the "vanishing" $60k in cash isn't gonna fly in court.

get through the building projects in process... flip the big subdivisions I have tied up to Lennar or Horton.continue to shed debt. and FINALLY sell the last 3 rentals I have.. down from 350 LOL.. . continue to be the go to funder for my teams in the mid west allowing them to scale and become financially secure or whatever  financial secure means.get going on the court house steps teams I have created in certain mid west markets. ( very exicited about this niche).move to Vegas  end of this year get out of paying Oregon state income tax' which may no longer be a write off. continue my health regime have lost 40 plus pounds since last June.. maybe play some golf this year.. and continue the international travel that we enjoy.. next up Israel next week and Thailand and Singapore in Feb..

Can we take her to small claims court for the unpaid rent even though she has vacated the premises?

It takes a lot of ignorance to have your property declared a nuisance