With the equity you’d free up, paying off $50k in personal debt and boosting your credit score while freeing up $3k/month sounds like it could significantly lower your stress and open doors for future projects.That said, selling means you’d lose a cash-flowing asset, even if it’s not huge.

Even my title company will send me a receipt.

If a HELOC isn't an option due to Texas laws, you could consider a cash-out refinance with another property or a portfolio loan, even if you want to keep your current rate.

In the meantime, most of my capital is tied up and I am looking to be Super creative and I have absolutely the time and energy to cold call until i find someone that is game...even if i got to get a property in Alaska.

My tenant is also nonresponsive to all communications so they may not even show up at this point.

of those I like next door best because it is hard to fake and the reviews are easily tied to a reviewer in your community.The costs of ADUs vary significantly for various reasons including by ground up vs conversion, difficulty with lot (sloes, access, etc), finishes, and even the size (bigger typically have lower PSF).Good luck

Does anyone know of any lenders that will give what were looking for even if the title of the home is in an LLC? 

And even this requires some funds - closing costs on the buy, monthly payments to the seller, and other holding costs, insurance, appraisal on the refi, etc.

Seems like the only neighborhoods where FHA is even a possibility is cypress hills / east New York or east Flatbush, among other further out areas I don't really want to live in.

Every little thing in the project should be in writing, even down to the door stops :-) See my tile spec sheet below ...Two problems with your post though - 1) In my experience, most problems come from the customer changing their minds constantly.