Are you looking for DSCR, Bank Statement, Cash out, HELOC’s.

You don't want to cash-out refi and then be sitting on cash costing you 7% while you search for a deal.

The most important rule is to have the cash flow of the new property be able to pay all its expenses, mortgage, AND the line of credit back.

With substantial equity in your Fort Worth rental, a cash-out refinance could free up funds to purchase additional properties.

Quote from @Erick Pena: A "good" rental property is one that covers all expenses (mortgage, taxes, insurance, maintenance, property management fees, and any other costs) and still leave a surplus (commonly referred to as cash flow).Calculate cash flow as: Cash Flow = Rental Income − Operating Expenses − DebtThere's much more to it, but that's the basic idea.

Do the math and see if an ADU is worth the cost and effort.https://www.biggerpockets.com/blog/rental-property-cash-flow... 

If anyone tells you that you can get 15% cash-on-cash it's either a scam or ultra high risk. 

If you don't intend to do that right away then do the 20% and save the extra cash flow.

They are also very unresponsive, you'll get a lot of upfront communication while you're signing up for things and then they disappear. 

Do you guys use hard money lender for a rehab or use your own cash?