Depending on the lender, they may be willing to fold in the rehab costs for the loan, which is a good thing so you do not have to entirely come out of pocket for the reno but it will raise your down payment.  

It's just frustrating shopping around with a blind fold on.

Secondly, advertising works in two folds as it exposes you to someone else swooping in and stealing the deal but also increases your likelihood of closure, so I don't believe there is much in the way of what can be done to protect yourself, but would appreciate any advice if you have a way of managing this risk.thanks in advance.

(Stuff builds up in the folds)Here is the Wrong Way to do it. 

If not more competitive you have more end buyers.The Supply is 10-fold, and less cash needed because my purchase prices are much lower.

You can even have an application folded up inside the pamphlet in case they would like to take one home or even sign it there.

Next, is two-fold: find an investor-focused Real Estate agent, specifically one who also owns investment properties AND interview property managers (PM).  

Something tells me the guy, being so out of touch with the contemporary ''mob justice: more free S__T'' crowd will fold/wilt under pressure, and make concessions to them.On your dime.

States often offer programs that are facilitated through banks to allow you to fold rehab costs into a mortgage.

Thanks @ Mike Cumbiei ended up folding and doing exactly what you said.this has been a lesson learned though to make it Crystal clear in the lease going forward that these are two completely separate transactions and cannot be commingled.I'm also going to double the ETF to 2x rent and that it must be paid upon the 30day notice to start the timeline to depart.thanks everyone for the advice!