Phycologically, it should drive even more people back into the market, which is a good thing.

I am assuming if the property generates income it would be better in her name.

She states minor work is needed: covers for a couple of outlets, kitchen refresh, cracked window to be replaced.

I live in and invest in the Indianapolis Indiana and surrounding area and exploring the option of converting some 2 car detached garages into ADU's and just looking for feedback if people have done this is the past and it's  worth it.   

I am being told that a HELOC is different since its your primary home but no one seems to offer a LOC for investments that I have found.  

This works reasonably well for many situations, but it can lead to issues when you happen to have a particularly wasteful tenant that uses excessive amounts of water and/or electricity.

And the ones that affiliate videos seem to be a commercial for BL, not tutorials. 

A local real estate broker might be familiar with a particular property and 'known' issues or problems.

Cost segregation work can often be separate though. 

It doesn't exist yet. 15% down will most likely be at a high 8% rate and you may get an LTV reduction with it being a short term rental.