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.

I had to evict my tenants and obtained a judgement from the court for unpaid rent.  

I don’t know how fast your court system moves but if you get a judgement before his home closes you’ll get paid as he won’t be able to get a mortgage without paying it off. 

Purchase price: $68,000 Cash invested: $14,000 I bought this property from a contractor who flipped it. 3/1 in quiet court.

Are the court fillings something I can do myself next time?

No probate court, no other beneficiaries, just her and I.

Should I tell her I've filed for eviction in hopes that she'll pay the rent and leave in lieu of going to court?