I would also say that while refinancing could improve cash flow, it's speculative, so you would want to ensure you have a solid strategy in place to manage the negative cash flow.

Which is more rent reliable, best growing, both for cash flow and long term appreciation?

I'd have interest in facilitating these types of deals and paying you that fee that's nothing for the value you are bringing if you really are. that's about 2 points on a hard money loan which isn't a lot, if you are flexible on payment structures we'd pay you out of construction draw proceeds each time we receive money we pay a portion of your commission back

It's a question of whether she'd have any legal ground to stand on if I cancelled the lease and refunded her partial move-in payment. 

This would surely put me in negative cash flow of $2000/month.

Hi BP CommunityI am moving and would like to keep my current house and convert it to a rental; however, I need to pull some equity out of the house for the down payment on my new house.

Many sheetrock crews also paint or know someone they trust that do.Don't give out large sums of cash prior to the work being done.

My PM used to have a person who did the payments and every year around Feb, she'd send out an annual statement for your taxes showing how much you got in rent, spent in repairs and management fees. 

What are you going to do if you promise them a cash deal and can't find a buyer?

We closed and right after closing my client put the stove back, moved into the basement and cash flowed the vacant unit.