That will come naturally if he sees interest or offers up alternative ideas.  

Account Closed - You would have a difficult time even if it costs $25k and you put $25k into the deal with an ARV of $120k to find a lender, as you have no skin in the game.

Any granite/natural stone budget recommendation around Cleveland?

Here is a little something that is really starting to get under my skin...

It just does and its because of human nature.

I've been brainstorming for a while now and maybe it's just a natural aversion to risk, but it seems like the only option is to hold where I am and get back financial footing before moving on to the next purchase.Any help is appreciated!

Such is the nature of investing.  

Instead get  a longer listing commitment and then if the seller wants expensive advertising you might offer in allowed in your state ( and with your brokerages approval) to rebate their advertising expenses at closing they pay for with legitimate receipts off the commission.This way if a seller pulls off the market,goes with another brokerage mid listing, or tries to cancel early etc. the seller will be out the money and have skin in the game.

Offer to help people clean out a house or something of that nature.

Naturally, these improvements need to be carried out in a manner, and at a cost, that makes business sense.