Our primary residents also has some equity, I have a HELOC with $166,000 available funds.

Similar to you I was doing well in real estate, had 3 cashflowing properties as well as my primary home and then thought it would be a good idea to flip some early 1900's homes.

I am the first in my family to do REI and my goal is to break the tradition of working for a salary for 40+ yrs only to retire on what I hope will be enough to start living freely.

It’s great that you’re pre-approved, but I’m curious why you’re leaning toward traditional lending instead of hard money, especially for a flip?

This was our first primary residence How did you find this deal and how did you negotiate it?

It seems a traditional sale gobbles up half of it in closing costs.We refinanced early last year, and another refi would cost ~$5k, plus w/ the LTV, I don't think the numbers work out just right.Too bad we were too naive to even consider those offers when they were handed to us.

For example, several of our clients last year did not have a primary intention of profitability. 

Looking for advice and suggestions for a Roth IRA Custodian I'm looking to roll over a traditional IRA to a Self-directed Roth by the end of the year, and use that for my investing.

I would not be living in any of the units as I already have primary residence in town.

The ADU cannot be superior to the primary residence.