Should we just bite the bullet and put a refrigerator in the unit and not have her pay us back (and it would remain in the home when she moves out).  

Summer season will be shot.

Lender will want typically see your down payment as "seasoned" and borrowed last minute. 

Second, like others have said, make a bullet point list of criteria they must meet to get an exact dollar amount back.

That being said, what is the occupancy rate in season?

I am able catapult myself past seasoned investors my "rookie year".If you don't have $10k to pay for mentoring ask yourself what else can you do to add value to a mentor's life in exchange for mentorship. 

I've had bullet holes in 2 of my houses in Chattanooga.

Do I just bite the bullet and pay this crazy amount?

BP had an article a few weeks ago confirming the peak selling season in 2020 has been August so far, not May as is typical.

@Ashley KeelerThe most powerful tool is overcoming seasoning period limitations.