Quote from @Eric Huntermark: Additionally, as I'm thinking about conventional loan products as well.

1) Renting garage units2) Additional Pet Fees3) Adding flooring insulation in the upper unit led to improved efficiency and sound reduction for lower tenants.

It'll take time but can really pay off if you stick with it.I'm in Los Angeles and I've investing in TN and GA in the past, and currently investing in SE Wisconsin (your area).Let's connect and discuss the market.

The single biggest advantage of selling your homestead is that you can take all the Cap gain tax free if you have lived in the home as your homestead for 2 of the last 5 years. 

You said you can't sell now, but want to wait for the equity gain.

Each deal isn’t just about making money—it’s about gaining experience.

In addition, if you're actively flipping properties in the area, I currently have time on my hands and I'd be happy to support you in one of your projects in exchange for learning in depth about the process. 

$30k in additional value for $5k invested is a great return.

In addition, you've got your HELOC on your primary you'd have to be paying back also.

Sorry one additional item I hit post too soon...The reason I asked about TIA is because you generally want to get a contractors opinion of cost prior to lease during that negotiating phase so you know how much that TIA covers and what you'll be coming out of pocket for.