In San Diego at the current rates for a purchase loan (which has better rates than an ADU additions) at high LTV, I show 1% does not cash flow on a sustained basis.  

Personal loan for renovations How did you add value to the deal?

You have a decent loan on the place that you won't be able to replace from a cashflow standpoint.So keep at it. 

Hard Money Loan and HELOC on my own house.

With one small exception on VA loans, there is no getting around the due on sale clause. 

Conventional loan, 25% down at ~7% interest rate How did you add value to the deal?

They asked me to empty my savings, max out cards and then finally to take out a loan.

I financed this deal on a 30yr conventional loan and I put 11,000 down with a 6.625% interest rate.

Instead of moving into another single-family home, consider house hacking a duplex or triplex, this allows you to use low down payment loans (FHA, conventional) and offset your mortgage with rental income, accelerating your path to financial freedom.

I am looking at different loan options but to break even (not having to put any money of my own in the house after the initial down payment) the current down payment required is that much.