Rookie Investor Q - House hacking finance being self-employed

[Account Closed]

Currently I am house hacking(living in a ADU above a garage and renting SFH). My Mortgage and Utility payments are covered with the tenants rent. My plan/goal in 2021 is to buy another househack. However, I want to be self employed as I have started a few side hustles and want to take them full time. How hard would financing be if I took this route? I am single no kids no debt(except mortgage).

I have $20k saved and I am about halfway through a rehab on the ADU that I live in. Would It be a good idea to possibly refinance the house since the ADU is much improved or do appraisers not consider that a huge value add? I have only lived in this property since April 2020.

I really enjoy my sidehustle(reselling clothes online) and rehabbing homes and I feel that I can bring more value/creativity to my rehabs if I didn't have my 9-5.

Not sure my next move, any suggestions on how to be self-employed and househack effectively? All input is welcome.