I will keep that in mind when discussing the offer

Hopefully the current occupied units are paying every month.

If you intend to pay cash for the property, then purchasing it in your LLC is a good idea. 

I won't pay more than what it's worth to me, regardless of what someone else paid for it.

Would you be able to pay down the HELOC without selling your home?

And all the deals I do the exit on a fully rehabbed home that I fund and pay for the rehab etc for my clients. is basically 250 and under .. there is not an issue with affordability in much of the US the issue is buyers preferences.

Quote from @Jerome Morelos: I used a fixed rate second to finance the ADU, paying about $475/month for it.

Do not mind if it's out of state.

Not really sure how to go about financing but we're planning on having a down payment at or slightly above $100,000 and don't want to pay more than $3100ish per month. 

An example of one package we have is a Romantic Package - $199. 12 Balloons (buy the helium tanks and keep balloons on site for your team or use a local shop)Rose Petal Entry Way (bought off Amazon)2 Dozen Roses (local grocery store for $10-15 each dozen)Led Candle Display (bought off amazon and reusable)I Heart U Signs (amazon and reusable)Champagne (or wine if they want)This equals around $60-70 each time and we pay our cleaner $40 to set up.