Get it notarized and record it @James W.

If not are their other ways of getting Real estate for next to nothing.

If not are there other methods that would work?

The lease/option is recorded now, and is signed and notarized and everything from back in 2011.

Yea, I'm guessing if you have everything notarized including disclosures and those disclosures are up front, then a judge would see that you were attempting to do what was right.

I wouldn't do this without a properly executed and notarized loan contract spelling out exact rates, payment terms, and penalties man.  

As soon as the deed arrived (early Dec) we got the land contract signed & notarized.

Typically, if you can get things notarized locally, you can sign in your jurisdiction and overnight docs to Denver title co, since they will typically require originals of certain docs before the closing is formalized.

You could require an additional deposit that would be returned if they stay more than 2-3yrs depending on your preference.Also in my state, if you sign a 3+ year lease its considered a "perpetual lease" and needs notarized to be valid.Overall, it's usually easier to stick to 1 year leases to mitigate risk. 

Looks like unless I had 230k in my mattress and an attorney willing to notarize a deed this deal is dead.