It may pencil out if you're building an extra unit, but just a single bedroom is not going to work.

Quote from @William Murden: @Dominic Mazzarella how would the VA work?

@Dominic Petoral you're not going to find everything on your list:(Your price point & funds are going to lead to a Class C property, which you better understand the differences from Class A & B rentals. 

Should I charge any extra for the person? 

Quote from @George Punnen: Quote from @Keith Coppedge: George,I agree with Dominic.

@Dominic Gilbert - I faced the same problem and went with a mini split. 

Where would a PMC get the extra money to hire more staff?

@Jonathan FaltotI agree with what @Dominic Mazzarella is saying...you might be getting played, but it still might be worth it to do.  

Quote from @Christina Venegas: Quote from @Dominic Mazzarella: Quote from @Christina Venegas: is it possible to do HELOC on a primary home that was purchased 6 months ago with 5% of down payment, the property was $145k and it was appraised at that time for $160k. i need advice from investors and lenders, if anybody knows some lenders that could help me I would really appreciate it, thanks for taking your time to respondIt’s definitely possible to get a HELOC on a primary home, but most lenders have a seasoning periods which are typically 6-12 months after purchase before they’ll allow it.

You may have to search a bit for the right contractor or engineer - sometimes I see one solution dominating in an area - "that is how we always do it"