Hows is that going.. currently my tenants pay all the bills but I am wanting to get a HELOC on the duplex.

Renovations completed using our HELOC.

It was originally purchased for around $150K in 2020, with a $50K HELOC added in 2022.

Quote from @Josh Fugle: Dti ratio for helocs and being too “new” are my problems.

I’m trying to get my first HELOC done so I can continue to acquire more doors. 

Make sure you know the value the ADU will add to the property before building the ADU. 2) the financing on an ADU is typically far worse than for initial investment property acquisition or is often not leveraged by the ADU (HELOC, cash out refi, etc).

Own one home currently 1,770sqft 3bed2bath. 15yr fixed 2.625% -- Mortgage +  Escrow $1650/mo, worth $365k, owe $135kTrying to buy a $400k home to move the family into, but keep our current home as a rental property.Considering refi, heloc, or home equity loan to access equity for $80k down payment.Would rent my current house for about $2,100-$2,400/moCan someone with some knowledge/experience tell me what's the ideal way to access my equity to make the most investment sense?

that is very, very expensive money. the best use of a HELOC is typically for something short term. 

1st position HELOC.

It’s flexible and can help you fund deals quickly.Lease Options: Similar to “rent-to-own,” you control a property with minimal upfront costs and can potentially get a cut of the appreciation if you decide to buy it later.Lines of Credit: If you already own a property with equity, a HELOC or business line of credit can give you accessible funds for down payments or renovation costs.House Hacking: This might sound basic, but if you haven’t tried it, it can be a fast track to building up rental income and experience without a ton of cash down.