I think there's a path to refinance that would flip me into positive cash flow, but I'm coming up short on ideas. 

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

There is now some positive cash flow (not much considering the value of the asset, but a lot considering where the initial cash flow was).  

Positive Home Value Growth ForecastWhile the pace of home value appreciation is expected to moderate, Zillow forecasts a 2.8% increase in Buffalo’s home values for 2025, indicating continued market strength.In summary, Buffalo’s combination of strong job growth, relative affordability, limited housing inventory, strategic location, and positive home value forecasts solidify its status as the nation’s hottest housing market for 2025.

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

I'm curious why you want a HELOC instead of a conventional loan in the first position.

Its always nice to hear positive things about local people. 

The cost to build will be significantly more than the amount of “value add” of an ADU putting you in a negative equity position.

You’re in a solid position with this property, and it’s smart to weigh your options carefully.

Usually living in it for a few years may be enough for it to cash flow positive when you move out.