i would tell her that you really need to be earning now and August is a few months away. explain you would normally pay a retainer but at the moment no-one else wants the place. I would do this as, as you say there haven't had many enquiries and you don't want to put her off.
However, tell her that if in the meantime someone comes along wantign the space you would then you would have to charge a retainer of some sort as you would then be losing money.
In the meantime take a full month's deposit now non-refundable if she doesn't start.
Good luckx
if you do what you've always done, you'll get what you've always got
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