Need an advise from RE Investors

[Nema Escartin]

Hello mentors!  First of all, I just want to say thank you to all of you who educated and encouraged me to stay in this path in every post that I read for almost a month now since I joined BP.

I am in the process of refinancing my primary residence and the plan is to add ADU. But not sure of the ROI if I spent the money that I will cash out for ADU or is it better if I purchase a property outside CA ( I am thinking Plano , TX) and rent it out.

Should I do refi or HELOC? I also owned a rental property in LA, still in W2 and planning to moved to new company. Is that going to affect my refi or HELOC application if I have a new job?

Appreciate all the inputs from the gurus. 

Take care!