And after they pulled back the sheetrock, and part of the roof, there was much more than we anticipated.

You could contribute enough to get the match, let's say 4% from you and your employer (8% total contributions), but your 401k loses 6% one year, resulting in growth of only 2%.During a good year, maybe it grows by 16% (=8% investment gain on your 4% contribution and 4% match).Alternatively, you could keep the entire 401k account in cash (not invested in any securities) and let it grow at the matching rate, guaranteed like a CD.If you forecast out to retirement, based on what you plan to contribute, do you anticipate that your 401k will be your primary source of retirement income? 

I have never done this before but this seems outrageously high and certainly much higher than I ever anticipated.

Obviously there would generally be less profit for you, but a fraction of the risk.According to my last couple conversations with lenders, I would anticipate needing 40-50% of the project cost in cash. ps.

But off hand I anticipate around 40k but I can be completely off.

Some may think that high, but I'd rather pass on properties that are borderline in order to find properties that will definitely make me money, even if costs are higher than anticipated.

We ultimately sold it for way less than we anticipated and I was able to break even.

Wasn't anticipating that.

They were anticipating the ABC license to close 2-3 months later so with this update where the escrow company wants everything to close together, it would mean that escrow of both the business and ABC license wouldn't potentially close until 2-3 months. 

In anticipating their questions and concerns it’s important you educate them that a new buyer is required to honor their existing lease through its expiration.