Here are some factors to consider:1) How much $$ do you have?

You just may have to factor in a larger vacancy number for the retail spaces.

Unfortunately most investors do not factor this into their projections for business cash flow.

I think one BIG factor I missed is INTEREST.

Other factors that could effect what program you can qualify for is your Debt to Income and credit score.

Some of the credit cards they get you do not report on your credit profile unless you don’t, But you would be the personal guarantor  and they would look at your personal credit As a determining factor. 

Those factors can jack up that $80k revenue real quick

Yes, you pay interest whether it's in use or not, but the downsides of a HELOC outweigh that factor, in my opinion.

Building one will cost you about $200-$300 a sq/ft so be sure to factor in those costs as well.Renting by the room will probably bring the most cash flow, but one has to be alright with sharing a space with multiple people in exchange for more money.Good luck getting started!

So multiple factors.