@Tim Swierczek can elaborate, on the reasons for this and could potentially give you guidance on how to solve your problem. 

Throughout my years as an investing coach, I've realized that unlocking their potential is dependent on one thing: education, particularly when it comes to multifamily investments.

However, rules can vary by lender, so it's essential to confirm with potential lenders.Standard Waiting Period: For traditional cash-out refinancing, lenders typically require a waiting period of 6 months from the date of purchase.

Add on potential electrical main panel upgrades to handle the increased load (assuming no gas service, they'll be cooking and heating with electricity in the ADU), along with drawing and permit fees and you're maybe another $5k. 

If I didn't need the cash to buy our next home I wouldn't dream of selling it because of the great rental potential.

I'm interested in potentially moving East, I currently live with my parents in a small town in Ontario.

It was expensive upfront but it has the potential to be developed.

Look at the whole market and all the factors that would effect income potential. 

Just funded an acquisition there that had a year of successful booking history, and the owner thought had even more potential.

Most of the specialty cost seg providers will do an upfront analysis and give you a range of the potential deduction and take into account your federal and state tax bracket to determine the tax benefit.