I'm making two assumptions here - it will take you a year to get the tenants out, and so you are cash flow negative for a year, and that year of negative cash flow is a lot less than the loss in sale price you will need to take to get it sold as-is. 

I'm looking to build a 200k guesthouse in my backyard that will have good cashflow.

Bought undervalued (market value of 265k); refinanced about 1 year later to contribute to next property purchase.

There is no opportunity for her to advance, she is unable to actually help her clients, and she hasn't had a raise in 3 years, where it used to be every year.

I make a decent amount of money nearly from my W-2 (over 100k) but still not enough to easily buy another property this year especially if I have to put down 20%.

@Vincent Cavalieri Happy to connect.

I’d even consider finishing the basement, just well enough for me to live down there, so I could rent out ALL the units.I’d save all my cash and look to refi the property in 1-2 years out of the FHA mortgage, so I could use it again if necessary.

Honestly I could have scaled years ago.

While at BPCON last year I connected with an investor and agent in your area.

(I also don't understand how you have a hard money loan with a rate of 7.25%...)offering an equity position that you then buy out in just a few years seems like way too much complexity and risk when you say you just need 30K.