Hi @Nathan PethersOne thing to remember when you are getting into RE investing is to have your team of people or as Brandon Turner from the Bigger Pockets Podcast calls it your CORE 41.

Even if he has negotiated lower rates with vendors, I would expect him to pass that savings onto the investor and not pocket the difference.  

Any ideas welcome and what type of real estate consultant could I look for to help me analyse my options?

So, if the seller is unable to do it from their proceeds or something, then I would budget for that amount out of pocket if it is still a good deal at those terms? 

You will then have a few options with that rent money....you can put it into principal or you can start saving it to purchase yet another property.

Try to narrow down your options to the top 3-4.

Here's my situation:I own a duplex that is about 100 years old and my tenants pay for all of the utilities EXCEPT for city water (which comes out of my pocket each quarter).Both of these rental units could benefit from some plumbing updates throughout (e.g. - 1.28 gallon toilets, eco-friendly faucets, eco-friendly shower heads, etc.) as a way of helping this rental property consume significantly less water (enough to save me a few hundred bucks each year...

I can't do a new 30-year and lock myself into triple the payment.What options do I have to get a construction/remodel loan? 

Very little out of pocket cost. 

The best option right now is a cash-out refinance, but if you're sitting on a low rate it may be counterintuitive.