It sets the tone for the project and encourages initial interest. 

If I were you, I would instead just tell her you to need to have the rent in by Thursday or Friday and if she doesn't then you have to take steps to evict her. 

Am I going to need more down payment or have difficulty finding a commercial loan?

I'm going to need the money in about 3 weeks possibly.Any know of any other funding avenues that may be a little more lenient?

Number 3: Off market is likely going to need to be a cash, or like cash, purchase.

In the process of revamping the kitchen (keep the cabinets but whitewash them, I do not like the current ubiquitous NYC "yellow" wood tone, also new backsplash, new stainless steel fridge, I may keep the current stove even though it is not stainless steel as it is fairly new and nice w vent, I may keep current countertops or replace w white granite as they are small in area) buy new toilet, the current is old and small, but the rest of the bathroom is nice!

That would be like taking your car to the mechanic and having them tell you they're going to need you to provide a socket wrench....as for materials, we DO sometimes buy the materials, but always discuss it first with the contractor so it's clear who is providing what.

Hopefully the unit is only going to need a good cleaning.  

Going to need team their to work with. 

All of these comps seemed to need cosmetic work and given the age I’d assume other items like roof as well.