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..

…but, there are a lot of tips and strategies you can employ to help ensure your house hack is a success…Below are 20 suggestions for a successful house hack.CRITICALLY IMPORTANT: The size of the house.

Great attorney, reviews and handles all Real Estate law.

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.  

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

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 only have one section 8 property and have had good luck on having all my suggested rent increases approved.  

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

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.