Once complete, I expect this 4 family to gross $7K monthly, with a net cash flow of $3K and have $250K in equity built in.

here is the situation. i left a really good paying job to take care of my 81 year old parents because my dad is chronically ill and my mom is almost there. i wont go into too much detail, but my sis doesnt help them. ill leave it at that. we have a person who comes twice a week to help with cleaning and other household tasks. i carry the bulk of the weight cooking their meals, running errands, grocery shopping, picking up meds, and taking them to dr appointments. its a full time job. i get a small salary of $1000 a month from a care giver sub contractor for the VA. ive been paying my bills with what savings ive had, but only have a few months of funds left. i own a duplex. i have over 200k in equity. i live in texas and texas has weird laws about refi and heloc/heloans when the property is 4 units or less and owner occupied. i would rather not sell, but if thats my only option i will have to at some point.does anyone have any advice or possibly be able to point me to lenders who might be able to work with my situation?

For example, if you own a property with $400k in equity and you can still easily cash flow with a $300k cash out what is the down side to doing this?

Some have more than $1 million in equity while others have less.4.

Do you have over $200k in equity in your primary home?

There will be a decent increase in equity; ARV goes up by about $60,000. 

Some have more than $1 million in equity while others have less.4.

Our liquid net worth is around $1.1mm; we have an additional $480k in equity in our home and a piece of land we own.

I have built around $80,000 in equity due to appreciation and plan to hire a company to manage the property and start to cashflow instantly.

And oh by the way, you're sitting on 60k in equity right off the bat.