*Guidance Needed* Small Mixed Use Property BRRR

[Connor Lewis]

I am looking for some direction on securing financing for renovation on a mixed used property that I already own without using my own money.

Some background: 

~ We currently owe about $100k - purchased 2.5 years ago @ $149k via commercial loan (25% down, 5yr fixed @ 5%, 5yr variable with balloon after yr 10) (PI = $735)

~1 commercial space in the front (beauty salon, which is owned & operated by my wife) and 2 apartments in the rear (1/1 ground level & 3/1 above).

~ We did a renovation to the commercial space (approx $35k) when we first bought the building including new electrical, plumbing and heating/air. (This was all funded out of pocket) 

~ The salon generates roughly $1,500/mo in booth rental income (3 chairs excluding my wife)

~ The 2 apartments are now vacant, due to the desire to improve the property further, but they were renting for $525 & $700/mo for the last 2+ years, which is extremely low for my area (we inherited section 8 tenants).

Our plan:

We will be removing the wall separating the salon and the ground level apartment, which get rid of the apartment, but would more than double the size of the salon (adding 3-4 more booths & 2 spa rooms) (approx $3k+ of additional rental revenue/ mo). 

In addition to the salon expansion, the 3/1 apartment upstairs (approx 1600 sq ft) will need rehab as well (post-rehab expected rent of $2,200+/mo).

It is estimated to be around $80k-$90k for the renovations.

After renovations we want to cash out refinance (around $100k), while still having plenty of cash flow.

Conclusion:

Once renovations are completed the property will be generating substantially more rent, so the numbers for DSCR won't be a problem.

 The key point to this plan is doing all of the rehab beforehand without using our own money. Though we do have some cash reserves we would really like to not have to use any of our money. Also, we already have a personal residence and are not willing to move into the apartment above the salon.

Please let me know if this feasible with 100% OPM? If so, what lenders would you recommend??

Thanks in advance!