I talked to my lender contact and, as Kerry mentioned above, it's pretty uncommon that a traditional lender would offer a HELOC product on an investment property (non-primary home). 

An ADU is a secondary dwelling unit located on the same lot as a primary residence.

out of state is more difficult than advertised. do you already own a primary residence? 

I would love to benefit from the savings of grouping the listings as a primary with add-ons, but the last time I tried that, there were multiple issues on their end.

Reason why is because FDIC Bankers "Do Not" charge points on traditional programs like primary homes, standard investment purchase and refinance, Second home/vacation homes.Lenders, Brokers all charge points to meet their Loan officer compensation plan (commission).

While I am always looking for off-market, as an agent with access to MLS, that's my primary source of looking for deals right now. 

There is such tremendous demand for inventory in EVERY niche - primary residences, LTRs, MTRs, STRs, flips, multi, absolutely everything. 

-Primary Residence. 

We have a primary home, short-term rentals as well as paper investments. 

Lastly, you won't be able to HELOC (or any cash-out equity) and 2-4 unit property in TX while it is still your primary residence.