Are they bringing equity?

I have first hand experience as an investor which has been positive. 

But a quick google says Jessica Miranda has had the position since April.

Lastly, you won't be able to HELOC (or any cash-out equity) and 2-4 unit property in TX while it is still your primary residence.

Ideally, my goal would be to get $40-45k equity back out.

If you used a loan to rehab your property and find yourself in a difficult position, doing a straight refi (just paying off the old mortgage) will be easier than trying to pay off the original loan and take additional cash out.

I saw dealmachine looks cool but the reviews from others here on BP have not been positive so I have stayed away for time being.

In this case, they get equity but do not make decisions. 

Mostly people with minimal RE experience are adding a single ADU and they often make that choice based on cash flow without taking into account the negative equity position.  

Understand you have great equity position but it is expensive, but more importantly  takes a lot of time and very distracting from other money making activities to foreclose.