After we did the exchange I informed her I flipped houses, I have a building full of materials if she was looking for other household goods. 

If I spend $15k on a new roof, appliances, and paint I’ve likely paid more in labor than materials and won’t see the same return on the final value.

As others have indicated it is acceptable to make an offer based on what is known and then during the contingency/diligence phase if you find out something material that makes the RE worth less you can either make a lower offer, ideally presenting the rationale, or pull out. 

And if not is there a better alternative?

Or is there alternative financing routes I can take?

I wanted to make sure and check if there are other alternatives out there. 

Any alternatives?

Yes, there are alternatives that will be legal in your state.

A system I've developed in my business is I pay 1/4 of the project upfront for the contractor to buy materials and then we develop a weekly "draw schedule" for the remaining amount.

The "does direct mail work" thread was so much fun that I thought that we should chat about the alternative.