By adding an extra bedroom, and opening up the 2nd unit by restructuring some of the walls, switching around some of the rooms in the first unit to make it more inviting and give it a larger kitchen.

I have heard about doing deals with little to no cash down but I'm skeptical about whether creative financing options are truly viable.

Consequently, risk is much higher for the second option. 

Unfortunately, such a funding option is not generally available for commercial properties, unless your LLC or Corp that is the borrower has other "unencumbered" assets that can be leveraged to generate the funds you need. 

Then she still only makes 2% extra for taking the risk of you not paying versus a bank.

This is far from the market I practice in but it would seem building and sitting on a few of these for 5-10 years could be quite a nice bump.I like the option to buy a 20plex, clear $10k/month and replace income.

If you would like I can also have someone from our team reach out to just give her some options.  

Specifically flooring and tile options.

@Dillon Clark-don't pay extra down on your mortgage-don't use a HELOC-save up as much as you can-hope this helps

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