I need enough coming in that I can discount the rent by up to that amount and still be positive should there be a reduction in rental rates in my area.

If the deal can support it, you can have the owner carry a note in second position so you only have to come up with 5-10% down but it is unlikely a bank will allow for a lower down payment, unless it is a screeching good deal and they felt covered if you are buying at a significant discount.

-Demo kitchen cabinets-Remove all fixtures-Demo old bathroom tiling and fixtures-Have digging/tunneling prepared for sewage line replacement-Pressure wash outside of house to prep for paintWeeks 2 & 3-Complete sewage line replacement-Begin Landscaping design-Replace entire homes fascia boards-Remove popcorn ceiling textureWeek 5-Have exterior of home painted-Roof leaks should be repaired by nowWeek 7-Have new lighting and fixtures installed-Tile Flooring throughout installed-Replace drywall boards as needed-Paint interiorWeek 9-Kitchen cabinets/countertops and island installed-Bathroom tiling completed-Shower doors installed-Detail work inside-Electrical outlets upgraded-Front Door replaced-Vanities/bath fixtures installedWeek 12-Install appliances-Install Fencing where needed(using about 80% of the neighbors white pvc fence as a privacy, will match)-Paver driveway to be completedWeek 13-Stage for marketing photos and open houses-Accept offer at 110% of list priceI know this is a brief run over of the work, but any advice in planning/ executing is appreciated.

My realtor referred him to me, so i don’t want to totally discount him, but it still makes me nervous.

One time, for example, he didn't count a finished basement bathroom. 

Disguising your plans is a great strategy to get additional discounts on properties you are purchasing.

I have a few leads that want to sell but not a discounted prices.

Supposedly you downsize in a hot market and move up in a down market, so would you kick yourself for not having sold if the market went down or would you sell for less and buy something better at a similarly discounted price?

Some companies offer volume discounts, but you see my point - this is expensive!  

The tenant had been having rent discounted earlier in the year due to work issues related to Covid.