This particular property was for one of the turnkeys who had the most positive reviews and pretty much zero negative reviews (also a BP podcast sponsor)@Jonathan Oh - got it yeah wasn’t really drawing a comparison other than just neighborhood grade based on another set of pictures I had handy.

Cap rates really don't mean anything to us other than a starting comparison tool among properties.  

I need to choose between 2 HELOC offers, one with Penfed, the other with Zions bank. Penfed is offering me 115k, variable prime + 1.5% rate, no closing costs. Zions is offering me 100k, variable prime + .94%, about $2...

There are a ton of websites with info, but here is a quick comparison of some of the cards with good promos right now. 21 months of 0% interest should get you to a really good place if you are pumping as much cash into that balance as you can.

Depending on your area this can be semi-common or totally unknown.I recommend spending some time researching Subject To conditions inside Bigger Pockets (I think there's an entire podcast about it) to better understand how it works in comparison to a land contract.

Conventional loan for investment propertiesIs there a sequence that I should follow so that it doesn’t hinder my ability to borrow for investment properties later?

For option three I'm looking to find a mentor, real estate agent and/or appraiser that can help me understand the underlying value and marketability of my lot for multifamily as a comparison to adding an ADU. 

I know this because I have recently had 2 properties with fuse boxes appraised for re-finance, and when making adjustment for comparison to comp sales I have never seen the appraiser adjust even $1 of value for upgraded electrical. 

I'm actually in the suburbs (Montgomery County), and in comparison Philadelphia has lower Property taxes then surrounding areas, since they get a lot of their tax base from the wage tax.

Since I've been a EFT/stock/dividend guy since I entered my working years, I wanted to try to do a comparison to see just how much value switching to real estate would propel me to be able to 1. retire earlier, and 2. retire wealthier.