My idea is to purchase it in cash and then, instead of doing a cash-out refi, open a HELOC.

This property cash flows before the ADU.Now im about to graduate college I make more than enough to live on due to having another profitable business with a partner though I have some major personal life changes coming  that will take a lot of my income but I will still be able to save an amount I am happy withIn this position where should I go?

Cash FlowThis likely aligns most with long term or mid term rentals. 

Are you cash flowing the property?

Purchase price: $14,300 Cash invested: $14,300 Multiplex developer property near waterfront.

Purchase price: $9,100 Cash invested: $9,100 Potential developer property to build and flip

Built a nice chunk of equity and also lived for free/cash flowed after I left. 

Purchase price: $250,000 Cash invested: $250,000 Build out income stream with fix and flip upon tenant exit

Purchase price: $500,000 Cash invested: $100,000 Purchase aimed at creating a steady income stream, while also offering significant potential for long-term appreciation.

Purchase price: $375,000 Cash invested: $80,000 Sale price: $605,000 Bought above market rate, held on for 3 years and sold to take out gain for upgraded property.