If the commercial space isn't too disruptive, you shouldn't have an issue renting an ADU up there.

For example, for this one, there are 5 4/2 in my area and they have close to the same condition as mine.

Property values only going up up up for decades. 

Also area close to University of Buffalo.

Cash deal, no inspection 10 day closing.

Quote from @Deborah Wodell: I get quotes as much as I can before we close (sometimes this does not work).

If you are selling for 1M after closing costs you could purchase two 500k properties in your exchange and own one cash and a mortgage on the second.

To Sum it up, its a good idea if you can exceed the cost of capital (higher rate than your cost of debt) with what you earn on your heloc/debt you pull out and invest.The question is how much gains above is enough to substantiate the risk of your variable interest rate, well thats up to your personal investing criteria.

These areas are experiencing significant development and population growth, driven by families and professionals seeking more affordable housing while staying close to the job hubs in Plano, Frisco, and even parts of North Dallas.

I will let you know what's up