i use for primary , ADU and STR as well.

But what many new investors do in order to buy with low down payment is they buy it as primary so they can acquire with 3-5% down.

@Addie Burchellno, i think you're right - most 'traditional' PMs won't! 

Refinancing: If you purchase the property in your name, refinancing through a traditional bank is usually straightforward.

Are you seeking helocs on investment property or primary residences.?

You listed two but in broader terms financing (assumable, owner financed, sub to, fha, new 95% OO LTV that in most ways is superior to FHA, dscr, F/f conventional, NACA, VA, etc), value adds (development including ADU, upzoning, traditional rehab, sophisticated value adds that leverage localized rules, coop/tic, etc),  property types (residential, commercial residential, land, storage, MHP, industrial, office, camping, hotel/motel, etc), passive/active investment methods (GP, LP, REIT, nnn, self managed, pm, flipping, mineral right, lumber rights, etc), residential rent models (LTR, STR, MTR, rent by room, student housing, arbitrage, etc).  

I’m especially eager to learn more about house hacking, as my first purchase will be my first primary residence as well as my first rental investment.  

With a 10% down payment, you can still leverage your savings effectively while keeping some liquidity for reserves and future investments.FHA Considerations: If you're considering another FHA loan, keep in mind the FHA rules regarding primary residence occupancy requirements.

Seems like there would not be much option but to move to a tradition real estate agent commission situation. 

Hello BP,Recently, I decided to move out of the house that was my primary residence for four years and make it a rental property.