The price range we are looking in might be slightly outside of what lenders might consider our purchasing power just from our combined w-2 income, but the numbers easily work if ADU rental income is considered on the new property.

Yes I am working the loan down, building equity, and the neighborhood is doing fantastic as far as appreciation goes so as a tool to borrow against it is great, but long term is it truly a good investment because even though I love the place and the neighborhood and the type of renters it attracts, There really isn't much meat on the bone to actually make a living off of.

Make it a priority to take notes when you are done with the conversation, and if you're not near a computer, use a note-taking app on your phone.Showing up to court with verbal "he said/she said" is worthless, but showing up with documentation is far more powerful.

Is there a good tool to analyze both deals to figure out which would be more advantageous?

No need to duplicated that discussion.Read:  https://www.biggerpockets.com/...here's the longest thread:  https://www.biggerpockets.com/...No tool especially today offers an easy path to REI profit!!!!!!!   

Once they dictate the rules, they end up in the power position.

Such a powerful tool. 

According to the link below, the Governor's powers ended on July 1st. 

@Jeffrey Swanson I think HELOC is a great tool and more flexible than a cashout refi.

Fewer accounts will help tools like mint.come or pocketsmith.com work well if you don't want a full blown system.