First, real estate law is state specific, and courts will generally ignore the laws of your LLC's state, and use the local LLC laws instead.

I’d be tempted just to eat the $350 to avoid a conflict that could cause me to go to court and defend how I used the security deposit for repairs and why I have a lease that’s been backdated. 

You do not want to find yourself in court accused of financial elder abuse.

You're not going to stop him, and going through the court process sucks. 

Had that happen to me last year and I had to take her to eviction court, once the 30 days was up.In addition, when a tenant knows they're not getting their security deposit back, you are almost guaranteed to be given back and filthy and disgusting unit, including the appliances. 

I'm looking for creative options to evict, without incurring an $850 atty/court fee every time (and that's one of the cheapest!)

If the seller backs out, he/she runs the risk of legal ramifications which can include damages and/or a court requiring him to honor the contract. 

State laws/procedures vary but typically it is as Nick pointed out.....a title company doesn’t just decide who should get the EM, they need either an agreement signed by both parties, or a court order.  

If they are "reasonable", it may be difficult to justify any charges for repair in court (worst-case scenario).

@Mark Pedroza hello, I am able to purchase probate cases at my local Supreme Court.