I don’t get a feeling that this is a way to buy her time or get out of leasing it or anything of that nature.

Paint on hardiboard will last longer than paint on natural wood.

You might have a higher rate on that loan product but it is worth it if you can move forward on a major cash flow or value add project. 

When it comes to getting quotes from contractors, I know I need to give them a list of things that I want done, but do I include specific products (type and color of LVP flooring, paint colors, brand of kitchen cabinets, etc.)?

Financing the lenders for this type of product tend to want a forward commitment lease signed by the tenant.

I am an empty nester who needed to find ways to be productive with my time.

eXp Realty is a brokerage you can look into as we're very investor-friendly and have low production requirements, however, any sponsor (and Broker) you sign under will certainly expect a minimum of 2 (non-personal) deals a year... 

I owner-occupy a 4-plex that I bought about 6 months ago, and I'd like to utilize some that equity, but I'm having difficulty finding any loan programs for my situation (I'm aware that this would be a unicorn product). 

Look for someone who is naturally good at areas that are challenging for you.

We cleaned up all the debris and miscellaneous items on the land to restore it to its natural beauty.