Hopefully in just a few years the cash flow can help fund your Primary rehab and enlargement.

If the other two parties want to flip a house maybe they can do just that as partners and then sell you the house which you can buy with a primary home loan with low down payment.

I increased my Heloc on my primary.

That can mean a lot of things to different people.

Second, Texas also allows Texas homeowners to do cash-out refinance their primary residence.

But you cannot exchange from an investment property into your primary residence. 

Quote from @Mary Jay: Quote from @Jay Hurst: Quote from @Mary Jay: hi guys,so I have a lot of equity in one of my rentals but the interest rates are super low on it. so I dont want to do a cash out refinance on it because I dont want to lose the 3% interest rate on it.I want to get some cash out of it via Heloc or another vehicle,  so I could buy another rental, but its not my primary, so I cant get a HELOC on it from lots of banks....I think PenFed does helocs on rentals, but because I have more than 5 rentals, I dont qualify for their HELOC loan.IS there a bank that would give a HELOC/cash on a rental?

I don't think I would be interested in renting a boat or RV....I would have it too long for that to make sense.Though I own several properties, I currently have no primary residence...  

The other nice benefit of 100% VA disability is that you pay NO PROPERTY TAX on your primary residence.  

Maybe your market is different but in my market appraisers will screw you over on the value of an ADU.