I only have 51,000$ to pull from on the HELOC. 

This implies the cash flow must recover the negative position before you have legit cash flow.I had an offer on a property (at the start of COVID when prices initially fell) that I was planning on adding an ADU and maybe later a JADU (if the OO rules changed).  

I think it's worth easily $200k I owe $125k. my 4unit has separate utilities I only pay garbage.

Here are a few questions i have. 1.Can you still screen your Tenants or do you have to take whoever they saying you2.How is the initial process for inspection I’ve heard a lot of negative things about it3. 

If that is you, I want to share with you a FREE resource that will enhance what you are doing significantly and help put a stop to renting to tenants with negative rental history if you are not already doing this. 

Tenant turnover and vacancy costs between tenets alone will make this a negative cash flow investment.

Worse-case, you can send the letter to the bureaus and they will remove the negative data.

I purchased the full version of Quickbooks 3 times and threw all three in the trash after I got soooo frustrated with the setup and the hundreds of questions for things I don't want to take the time to answer because I don't want software that does a thousand things when I only need it to track money in, money out and the total for both.

The property appraised fro $250K, I only owe $95K.

That changes the number and doesn't cash flow, after taken the variable expenses $, we will be negative $60 monthly.