@Shawn Tinerino my client ended up using it to just keep track and to get paid.

You are setting yourself up to fail very big.

My (very limited) experience lines up with what @Scott E. said. 

How much do you think the value has gone up?

Backstory:We rent the ADU out regularly via STR or MTR and live in the main house currently and are looking to size up.

This will clear your mind and slow down the process which, ironically, will speed up your progress. 

I specifically know one that goes up to 90% CLTV

How do you come up with this?  

I just got the notification from the city that there is a new apartment complex that will come up right in front of my house.

For example, the first property that brought me to MGM is in Regency Park (I overpaid for property and overpaid for rehab) but I'm cash flowing nicely and property values have gone up.