But suggest you find a fellow investor/realtor in the market you are going to invest in.

We as a firm have investors working with us who have rental properties all over the US big and small.Finding a real estate-focused tax professional and one who can help with advisory and grow with you would be my suggestion to focus your efforts on finding.

In Fort Worth, for example, payment standards are listed here, plain and simple.

Bank won't give me the amount to build both units off the bat, and I'm searching for an alternative way to finance the ADU until I can get renters in there and refinance the bond.Any suggestions would help!

Every state will have different tax assesment laws so I suggest learn yours..

I'm seeing 3% as a suggested benchmark which feels high but I've also been out of the commercial space for some years so my knowledge is dated.  

Yes as you suggested it does sound like hard money would be the best route to go if you are by yourself and don’t have the two years worth of “income” to support a traditional mortgage.

I'd suggest you check that out to network and learn as much you can. 

Gurus,Any suggestion on how much would it cost to construct a 30 unit salon suite in a 5000 sqft area?

I would suggest talking to a lawyer in regards to the entity question because they'd be able to tailor what best suits your needs given your situation.