This project taught us the importance of being flexible and willing to invest more when necessary to achieve the best possible outcome.

Tell her (your attorney said if your afraid of being the bad guy) your unable to comply with her request, but you will let her know when the new unit is ready to move into.

The forum may suggest things you hadn't thought about yourself that could make things more affordable/achievable for you.

I do not lend in NC so I cannot help but I have several options with 20% down on a 2-4 unit. I

Negotiations focused on securing the property at a favorable price, enabling us to achieve a profitable margin in a highly competitive market without requiring additional renovations.

But the manager's unit is really a 3000 sqft / 4 br / 2.5 ba SFR, and we live there as our primary residence. 

Dan, Investment HELOCS are extremely hard to achieve considering they are not DSCR underwrites. they are more traditional conventional qualifications.

I bring sales experience from selling RVs and have always been interested in real estate investing as a way to generate income and eventually achieve time and financial freedom. 

The 4-unit is 1/1s, fairly similar footprints. 

Perhaps an installment sale will also achieve what you want if you can keep their income below a rate thrshold. if they are sensitive to capital gains, then think through options where you can get it stepped up.