I’ve received quotes to paint for about $200 but the epoxy seems like a good option as well.

The advantages are twofold - you secure favorable financing terms for your primary residence, and when you're ready to move on to the next property, you have the option to turn your initial purchase into a lucrative investment.

Refi is better option I think

You're not kicking them out, you're giving them an option.

Failure to complete the transaction forfeits the $20,000 option fee. 

~Add or take off promotional offers for guests....like book a weeknight for a $10 coffee gift card, etc.Really the options for changing up a listing are endless, but there's a few ideas.

Depending on your deal, there may be better options than hard money to get things started. 

I’m researching my finance options and studying the market.  

Canadian investors have several financing options, such as mortgages, private lenders, cross-border financing, and partnerships.

In a typical claims scenario (in my experience), the assigned claims adjuster will likely be low and the contractor will likely be high when it comes to their assessment of the total cost to get things repaired/replaced.