I have $250k in equity and currently under a loan that has PMI.  

At $700k : plus $175k construction budget for (rehab, JR ADU and ADU garage conversion) (numbers can change of course, this is only an example) Now client can see a $500 to $1000 per month cash flow and own a property with about $100k to $200k in equity. 

- Have around $3M liquid that will be invested in equity, fixed income and cash- Have a good income and low expenses, so don't really need the investment property to turn big profits.  

I now have over $80,000 in equity and hope to withdraw the funds when I refinance to fund another purchase.

If you intend to buy and hold long term, then you do want to go after a long term amortized conventional loan to keep your holding costs down. if you are flipping, then you can get very creative, spend more on loan interest (so long as you have a deal with proper spread) and have many more options.Private money lenders, hard money lenders, money partners in equity position, lines of credit, seller financing, subject to purchase, or any combination of these can all be options.

Here are the specifics.  1st Mortgage Balance: $210k @ 4.05%HELOC is $35K @ 6.5% - Currently I have a balance of $26.5k that was used for some of the remodel costs.Appraisal had two approaches (I’m not sure which is more relevant so I’ll list both): Sales Approach $301k / Cost Approach $322kUsing the conservative estimate it looks like I have $90k in equity in my home.

I currently own a property under a USDA loan, which has $100k in equity and generates $250 a month in cash flow from rent.

I currently have a 30-year note with a 4.25% rate and roughly 60k in equity. 

I know I could refinance this current note back to a 30 year mortgage to reduce the monthly PITI payment, but considering that I have almost $60K in equity, is this a wise move? 

Well the first question is what are you earning on that 400K in equity that is sitting in this project?