I am about to lose my mind. 

It should have a good spread to ensure you're not losing money in the long run.

@Brady Hales @Jason Marino, aren't you supposed to register this WY LLC in the state you are living in as it is considered doing business from that states and then losing the anonymity purpose of that WY. my understanding is that the reason to put it into a irrevocable trust is for asset protection purpose as you do not own these properties anymore. what am I missing ?

Even if you did entire build yourself, I think you are looking at 2.5 times your estimate and a lot of work and time.I suggest you go to some meet ups with an emphasis on understanding the value added by ADUs.  

Regardless, the person with the umbrella policy has no big concern and should not lose a wink of sleep.  

But, if 0.25-0.50% more in rate for a DSCR loan is "breaking" your deal, then you are already losing as it is.My two cents.Cheers!

Or she loses her job and can't pay the mortgage and she's dating a loser junky now and they expect you to pay the mortgage...

Worst case is hard to predict of course but I guess you end up losing the place or paying them a lot of money as in cash for keys.How would you handle maintenance?

I think that losing the HELOC should create a little better cash flow but at the very least it will put some stability into my debt service. 

If you are saving on taxes, it generally means you are losing money.