I would do a bridge note at 50% LTV, take the cash out now, put you and your sister on the loan, build the ADU now (time is money)..

That's the best course of action. 

Cause as I see it -in sub2 you don't have to put money in the deal + the rate for the mortgage is lower most of the time, but the work for find the deal and get the deal done is hard.with brrrr it's easier to find the deals, I mean you can also find it on MLS but you have to put money of front and get it back when you refi...so I'm little bit confusedthanks

So, some ideas would be:* take some additional courses/webinars, etc on how to obtain appraisal business, especially private appraisal work (from attorneys, cpa's, direct from homeowners, hard-money lenders, etc).

Think of your rental as a money generating engine… every month it is rented it kicks out $1600 for you.  

Some would say that is dumb as leverage juices up the return, and I can make more money by leveraging, and yes that is correct.

There is money to be made and success in different strategies in RE. 

to be direct: your first property, and possibly first several properties, are likely going to cost you money. 

All the rent money and the mortgage payments comes in and out of the parent LLC's bank account.

I would put even less weight if a 'financial advisor' is doing other services such as taxes / insurance because he / she is looking to make money in anyway possible.I personally think if you want some financial advice, you should seek someone with the CFP(certified Financial Planner) designation.