I'm trying to decide between building an Accessory Dwelling Unit (ADU) on my existing property (secured permit) and investing in a rental property in a cheaper market.

Some considerations are the type of loan (Conventional, DSCR, etc), the type of property, the market the property is in, the location, your income and employment, the timeframe on the cashout - the list goes on.Generally speaking, you *should* be able to cashout refi up to 75-80% LTV of the appraised value after rehab, usually following a seasoning period.

They have a HELOC of ~$60kNumbers:Comps suggest ~$199.5/sqft (max 2,020 sqft)Estimated ARV: $335k (based on comps)Potential rent: $1,975-$2,000/monthQuestion: Do these numbers seem reasonable for the Braselton market?

Cleveland is a great rental market, with a low cost of entry and strong rents. 

Additionally, having a real estate agent who understands the local market can be invaluable for pricing and tenant placement.

Purchase price: $176,000 Cash invested: $80,000 Off-Market Deal in Southern Orchards that was found through cold-calling.

We are real-estate investors from CA & trying to pick an OOS market with Tulsa (stable economy and future outlook, modest appreciation & reasonable cash-flow).We heard from family/friends about new construction duplexes around the Tulsa metro targeting investors. 

There is no secret sauce to getting/finding properties other than what is already told out there in the real estate market - 50% bootstrapping 50% luck - same as finding a great wholesale deal.

I'd say this in any market, but we're talking about Detroit here. 

Hard money loans are a great option for off-market properties, but that is a whole other world that I may not suggest for someone just starting off unless you have some rock solid mentorship.