Need Fund in bank first before making an offer?

[Youdo Thirakul]

I want to put in an offer for a property, it listed on MLS for 120k, want to put in an offer for 70k but my agents said I would need the fund in my bank first. If they accept the offer I would've been in contract. I don't have the whole 70k I figure I see if they would come down and if they do Then i would try to find some lenders and/or ask some of my buddy to invest with me . Also I would need to find the fund for rehab. So should I get the fund together first before making any offer on any deals or is this because it's going to an agent ? What am I missing?