I'm planning on acquiring a HELOC on my primary residence to help me with the down payment/expenses of my first investment property. 

I recently was on a call with a loan officer on this new shared appreciation loan program CA is offering.

Cheers,Devaughn Welcome to BP - sounds like you have a great plan and story!

Granted, change is inevitable, so I'm always planning ahead for likely changes to come.Good luck, Seth.

I know there would be many other factors on how to manage the money here.It's a difficult time, just trying to formulate a plan. 

Also, if you're planning on trying to wholesale the property, you really shouldn't be targeting REOs as the bank isn't going to let you assign the purchase contract to another buyer.  

The golf sim is cool but not $100 a night more cool.The ADU is the better plan, but you need to check your zoning before going too far on it.

If investment is a major part of your plan, ask each about their expectations and support for investment-focused agents.

I plan on occupying the upstairs unit until the tenant’s lease expires downstairs.

Explore more programs and property types and since you know about ADU's look for homes with bigger lots for that specific potential.Feel free to reach out and Network always happy to help and talk REI!