So with the out of state cosigner I was concerned that should the renter simply decide to leave, not pay or trash the place, I'm left with a cosigner thousands of miles away that I may not be able to connect with.

The courts may rule to make you whole, but they are not going to let you walk away profiting from him breaking the lease.

Sitting on a great lots.Purchase price is about 100k comps are around 300k I've found a GC that quoted me $50 a square foot. comes to to 175k for everything. which is very nice, but where's my profit?!

I simply couldn't recommend them all.

Do any of your current Lenders seem like they they could/would help you maximize your profits (in order to help them out too, but not too greedily)?

If you are in a location that is an attractive "reunion" or "bachelor party" location, a large home can be very profitable.

They can simply not approve the sale...and just because there is another better offer doesnt mean they will approve a sale to that one either.Id say unless the bank has already approved a short sale ahead of time with a strike price, it is probably a waste of time to purse one these days.  

No whiz-bang profits, but fairly steady growth.  

Assuming we break even once it sells, or make a little profit, we will be able to pay off all debts and have $60K-$90K back into savings to play with.

If there is any gain after the reverse mortgage is paid off, it is tax free up to $250,000 of profit.