Own one home currently 1,770sqft 3bed2bath. 15yr fixed 2.625% -- Mortgage +  Escrow $1650/mo, worth $365k, owe $135kTrying to buy a $400k home to move the family into, but keep our current home as a rental property.Considering refi, heloc, or home equity loan to access equity for $80k down payment.Would rent my current house for about $2,100-$2,400/moCan someone with some knowledge/experience tell me what's the ideal way to access my equity to make the most investment sense?

@Brandon Brown I have done this many times on buildings where it is required by code in Berwyn and surrounding suburbs.

If it's formed right, typically all that's required is a certificate of trust and a few more documents to show the chain of ownership and grantee/grantor.Will this be a rental?

So this is common thought and why it is a real challenge to get debt secured by the ADU value add at higher than 50% of the addition cost. 

If you do take on new debt or collections during this time, the lender will see and it will require that it be accounted for in your DTI (unless this is a DSCR loan). 

However, part or all of the money to buy this property will be coming from someone else's account.

I agree with @Jonathan Greene here that the first step is thinking through what to do with the primary residence - you might try this tool that I built a few months ago to analyze whether you should keep or sell the primary residence! 

This doesn't pass the sniff test.

@Devin James What I am hearing from a lot of buyers is they’re tired of the grey/white combo and personally I can’t stand it as well but I love what you did with the floors, this is a very clean look and I actually like what you did here.

I'm still a big fan of this strategy and use it today.