Anyway, since its an out-of-state deal, I have called 3 local agents, left voicemails and followed up with text and emails explaining that I already have potential buyers interested and ready to see the property, but I'm looking to contract with a local agent to facilitate the process for me, or sell it to other buyers and I'm fine with paying them their normal commission for their assistance. 

The normal conventional purchase and Cash Flow analysis does.I always try to purchase the property at the lowest price I can.  

@Joan Brown Ok, that sounds normal. 

Is this just saying if normal improvements were made the total is what it "could" sell for?

Other than that, that would be a very good solution.Given this "new" information, it looks like between both of you, someone is trying to trick the bank into lending out a lot higher percentage LTV than they would normally? 

Title search and title insurance like normal.

Would it be better to explore the rent to own option or just continue as a normal rental property?

Normally not a big deal, but they had just moved in and had boxes in the garage.

What is the normal monthly rate ?

If it's traditional lenders/banks (meaning normal downpayment, W2 income to show, etc) then anyone from the local credit union to quicken loans can be a good option.